{"id":"nsw:epi-2005-0810","name":"Sydney Local Environmental Plan 2005","slug":"sydney-local-environmental-plan-2005","collection":"regulation","jurisdiction":"nsw","status":"in_force","isInForce":true,"actNumber":"810 of 2005","makingDate":null,"administeringDepartment":null,"currentVersion":{"id":181799,"registerId":"nsw-nsw:epi-2005-0810-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 Name of plan\n\n> This plan is [Sydney Local Environmental Plan 2005](/view/html/inforce/current/epi-2005-0810).","sortOrder":1},{"sectionNumber":"2","sectionType":"section","heading":"Land covered by this plan","content":"#### 2 Land covered by this plan\n\n2 Land covered by this plan\n\n> > (1) Chapter 1 of this plan applies to all of the land to which this plan applies, being the land shown edged heavy red on the Plan Coverage Map.\n> \n> > (2) Chapter 2 of this plan applies to Central Sydney.\n> \n> > (3) Chapter 3 of this plan applies to Ultimo-Pyrmont.","sortOrder":2},{"sectionNumber":"3","sectionType":"section","heading":"Consent authority","content":"#### 3 Consent authority\n\n3 Consent authority\n\n> Except as provided otherwise by the Act, the consent authority for development applications relating to land to which this plan applies is—\n> \n> > (a) the Council, or\n> \n> > (b) if the development concerned is major development within the meaning of Part 4 of the [City of Sydney Act 1988](/view/html/inforce/current/act-1988-048)—the Central Sydney Planning Committee.\n> \n> Note.\n> \n> The Minister is the consent authority for any development requiring consent under Part 4 of the Act that, in the opinion of the Minister, is of a kind described in Schedule 6 to [State Environmental Planning Policy (Major Projects) 2005](/view/html/repealed/current/epi-2005-0194). The approval of the Minister may also be required for the carrying out of development referred to in Part 3A of the Act (Major infrastructure and other projects).","sortOrder":3},{"sectionNumber":"4","sectionType":"section","heading":"Effect of aims, strategies, principles and policies","content":"#### 4 Effect of aims, strategies, principles and policies\n\n4 Effect of aims, strategies, principles and policies\n\n> The consent authority, in considering any proposed development, must have regard to the relevant aims, strategies and principles contained in this plan and may have regard to any published planning and design provisions and policies adopted by the Central Sydney Planning Committee or the Council.","sortOrder":4},{"sectionNumber":"5","sectionType":"section","heading":"Review of this plan","content":"#### 5 Review of this plan\n\n5 Review of this plan\n\n> > (1) The Council is to review this plan on a 5 yearly basis after the commencement of this plan.\n> \n> > (2) This clause does not affect the requirement for the Council to keep this plan under regular and periodic review imposed by section 73 of the Act.","sortOrder":5},{"sectionNumber":"6","sectionType":"section","heading":"Dictionary","content":"#### 6 Dictionary\n\n6 Dictionary\n\n> Expressions used in this plan that are defined in the Dictionary at the end of this plan have the meanings given them by the Dictionary.","sortOrder":6},{"sectionNumber":"7","sectionType":"section","heading":"Notes","content":"#### 7 Notes\n\n7 Notes\n\n> Explanatory notes in the text and notes on maps and diagrams do not form part of this plan.","sortOrder":7},{"sectionNumber":"8","sectionType":"section","heading":"Adoption of Model Provisions","content":"#### 8 Adoption of Model Provisions\n\n8 Adoption of Model Provisions\n\n> > (1) This plan adopts the [Environmental Planning and Assessment Model Provisions 1980](/view/html/repealed/current/epi-1980-0055), except for Part 2 (Definitions), clause 15 (Conversion of buildings), clause 16 (Residential flat buildings—parking) and clause 17 (Residential flat buildings—setbacks) of those provisions.\n> > \n> > Note.\n> > \n> > See clause 289 (2) of the [Environmental Planning and Assessment Regulation 2000](/view/html/repealed/current/sl-2000-0557) which provides for the adoption of the Model Provisions by environmental planning instruments despite the repeal of section 33 of the Act.\n> \n> > (2) On the commencement of this plan, any order that was in force immediately before that commencement after having been made under clause 8 (Preservation of trees) of the [Environmental Planning and Assessment Model Provisions 1980](/view/html/repealed/current/epi-1980-0055), as adopted by [Central Sydney Local Environmental Plan 1996](/view/html/repealed/current/epi-1996-0665), is taken to be made under that clause as adopted by this clause.","sortOrder":8},{"sectionNumber":"9","sectionType":"section","heading":"Relationship of this plan to other environmental planning instruments","content":"#### 9 Relationship of this plan to other environmental planning instruments\n\n9 Relationship of this plan to other environmental planning instruments\n\n> > (1) This plan repeals [Central Sydney Heritage Local Environmental Plan 2000](/view/html/repealed/current/epi-2000-0152).\n> \n> > (2) This plan amends [Central Sydney Local Environmental Plan 1996](/view/html/repealed/current/epi-1996-0665) by omitting all provisions except clauses 1, 2 and 10.\n> \n> > (3) (Repealed)\n> \n> > (4) [State Environmental Planning Policy No 4—Development Without Consent and Miscellaneous Exempt and Complying Development](/view/html/repealed/current/epi-1981-0021) is amended by omitting clause 6A.\n> \n> > (5) [Sydney Regional Environmental Plan No 26—City West](/view/html/repealed/current/epi-1992-0564) is amended by inserting at the end of clause 2—\n> > \n> > > However, this plan does not apply to land to which [Sydney Local Environmental Plan 2005](/view/html/inforce/current/epi-2005-0810) applies.\n> \n> **cl 9:** Am 2019 (659), Sch 1.34\\[1\\].","sortOrder":9},{"sectionNumber":"10","sectionType":"section","heading":"Waiver of certain development standards","content":"#### 10 Waiver of certain development standards\n\n10 Waiver of certain development standards\n\n> > (1) Consent may be granted to development of land in Central Sydney, or of land in Ultimo-Pyrmont that is not in a master plan area, even though the proposed development contravenes a maximum height or maximum floor space ratio for a building, or a maximum vehicle parking requirement, imposed by a development standard, but only if the consent authority is satisfied that—\n> > \n> > > (a) all the objectives of the development standard will be fulfilled, and\n> > \n> > > (b) the contravention will not—\n> > > \n> > > > (i) create an undesirable precedent for other development, or\n> > > \n> > > > (ii) diminish the overall effect of the development standard for development in the vicinity of the site, and\n> > \n> > > (c) the particular physical attributes of—\n> > > \n> > > > (i) the site, in terms of location, context, slope, site configuration and the like, and\n> > > \n> > > > (ii) the proposed development, in terms of urban form, bulk, height, floor space ratio, carparking, and the like,\n> > > \n> > > will render the strict application of the development standard unreasonable or unnecessary in the circumstances, and\n> > \n> > > (d) the proposed development will improve or contribute positively to the public domain and would achieve design excellence.\n> \n> > (2) A consent may be granted pursuant to this clause only if the building concerned—\n> > \n> > > (a) does not contravene the maximum building height set for the building by Chapter 2 or 3 by more than 10% of that maximum building height or the height of one floor of the building, whichever is the greater, and\n> > \n> > > (b) does not contravene the maximum floor space ratio for the building set for the building by Chapter 2 or 3 by more than 10% of that maximum floor space ratio or the proportion of the floor space ratio of the building attributable to one floor in the building, whichever is the greater, and\n> > \n> > > (c) does not contravene a maximum amount of vehicle parking set for the building by Chapter 2 or 3 by more than 10% of that maximum amount.\n> \n> > (3) In determining the above, the consent authority shall have regard to whether this clause has been previously applied to the site of the proposed development.\n> \n> > (4) If the site of the proposed development is in Central Sydney, consent may be granted for an additional amount of floor space area pursuant to this clause only if the consent authority is satisfied that an amount of heritage floor space equal to the additional amount has been or will be allocated to the site.\n> \n> > (5) This clause is subject to clauses 48 (4), 49 (2), 50 (4) and (6) and 52.","sortOrder":10},{"sectionNumber":"10A","sectionType":"section","heading":"Exceptions to development standards","content":"#### 10A Exceptions to development standards\n\n10A Exceptions to development standards\n\n> > (1) The objectives of this clause are as follows—\n> > \n> > > (a) to provide an appropriate degree of flexibility in applying certain development standards to particular development,\n> > \n> > > (b) to achieve better outcomes for and from development by allowing flexibility in particular circumstances.\n> \n> > (2) Development consent may, subject to this clause, be granted for development even though the development would contravene a development standard imposed by this or any other environmental planning instrument. However, this clause does not apply to a development standard that is expressly excluded from the operation of this clause.\n> \n> > (3) Development consent must not be granted to development that contravenes a development standard unless the consent authority is satisfied the applicant for development consent has demonstrated that—\n> > \n> > > (a) compliance with the development standard is unreasonable or unnecessary in the circumstances, and\n> > \n> > > (b) there are sufficient environmental planning grounds to justify the contravention of the development standard.\n> > \n> > Note—\n> > \n> > The [Environmental Planning and Assessment Regulation 2021](/view/html/inforce/current/sl-2021-0759) requires the development application to be accompanied by a document setting out the grounds on which the applicant seeks to demonstrate the matters in paragraphs (a) and (b).\n> \n> > (4) The consent authority must keep a record of its assessment carried out under subclause (3).\n> \n> > (5), (6) (Repealed)\n> \n> > (7) This clause does not allow development consent to be granted for development that would contravene any of the following—\n> > \n> > > (a) a development standard for complying development,\n> > \n> > > (b) a development standard that arises, under the regulations under the Act, in connection with a commitment set out in a BASIX certificate for a building to which [State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004](/view/html/repealed/current/epi-2004-0396) applies or for the land on which such a building is situated,\n> > \n> > > (c) a development standard that sets a maximum height for a building, a maximum floor space ratio for a building or a maximum amount of vehicle parking on land within Central Sydney, or on land within Ultimo-Pyrmont that is not in a master plan area,\n> > \n> > > (d) clause 48, other than the requirement relating to the sun access planes for Pitt Street Mall identified as plane F1 and F2 in the sun access planes table in Schedule 2,\n> > \n> > > (e) clause 49, other than the requirement relating to overshadowing of Australia Square, Chifley Square, First Government House Place and Sydney Town Hall steps.\n> \n> **cl 10A:** Ins 2019 (659), Sch 1.34\\[2\\]. Am 2023 (524), Sch 1.1\\[1\\].","sortOrder":11},{"sectionNumber":"Part 2","sectionType":"part","heading":"Aims, strategies and principles of this plan","content":"# Part 2 Aims, strategies and principles of this plan\n\nPart 2 Aims, strategies and principles of this plan","sortOrder":12},{"sectionNumber":"11","sectionType":"section","heading":"Aims of this plan","content":"#### 11 Aims of this plan\n\n11 Aims of this plan\n\n> The aims of this plan are—\n> \n> > (aa) to protect and promote the use and development of land for arts and cultural activity, including music and other performance arts, and\n> \n> > (a) to protect and enhance the diversity and special qualities of the City of Sydney, and its surrounding areas, and\n> \n> > (b) to establish the City of Sydney as the best place to live in, work in and visit, and\n> \n> > (c) to foster environmental, economic, social and physical well-being so that the City of Sydney continues to develop as an integrated, balanced, sustainable and prosperous living city of world standing, and\n> \n> > (d) to encourage orderly, sustainable and high quality development of land and other resources within the City of Sydney, and\n> \n> > (e) to conserve the environmental heritage of the City of Sydney.\n> \n> **cl 11:** Am 2020 (724), Sch 2\\[2\\].","sortOrder":13},{"sectionNumber":"12","sectionType":"section","heading":"Strategies for achieving aims of this plan","content":"#### 12 Strategies for achieving aims of this plan\n\n12 Strategies for achieving aims of this plan\n\n> The strategies for achieving the aims of this plan are—\n> \n> > (a) development of the City of Sydney as a vibrant, culturally diverse, multi-use city centre, and\n> \n> > (b) continued growth of a permanent residential population in Central Sydney and the provision of a full range of housing including affordable housing, and\n> \n> > (c) provision of appropriate development potential, and\n> \n> > (d) provision of visitor and tourist accommodation, and\n> \n> > (e) enhancement of Central Sydney as Australia’s pre-eminent retail centre, and\n> \n> > (f) protection and enhancement of the amenity of residents, workers and visitors, and\n> \n> > (g) protection and enhancement of the quality and amenity of the public domain—the parks, places, streets and lanes, and\n> \n> > (h) protection of the intricate urban fabric, and\n> \n> > (i) protection of Special Areas in Central Sydney, and\n> \n> > (j) conservation of heritage items and areas, and\n> \n> > (k) achievement of a high quality of urban form and design in buildings and in the relationship of buildings to neighbouring development and the public domain, and\n> \n> > (l) development of the City of Sydney with regard to the principles of ecologically sustainable development, and\n> \n> > (m) protection and enhancement of the natural environment, including the City of Sydney’s parks and Sydney Harbour, and\n> \n> > (n) maximisation of use of public transport, walking and cycling for trips to, from and within the City of Sydney, and\n> \n> > (o) provision of a high quality pedestrian environment, which is accessible to all its residents, workers and visitors, and\n> \n> > (p) efficient and orderly management of all phases of the development process, including the construction phase, and\n> \n> > (q) protection and enhancement of views and vistas to the harbour, parkland and buildings and places of historic and aesthetic significance, and\n> \n> > (r) facilitation of the provision of access for people with disabilities, and\n> \n> > (s) continuation of maritime and port functions located at the Darling Harbour Wharves 3 to 8.","sortOrder":14},{"sectionNumber":"13","sectionType":"section","heading":"Principles to be followed in implementing strategies","content":"#### 13 Principles to be followed in implementing strategies\n\n13 Principles to be followed in implementing strategies\n\n> The principles to be followed in implementing the strategies of this plan for achieving its aims are as follows—\n> \n> > (a) recognition of the responsibilities of this generation to future generations in relation to environmental quality and resource usage by respecting the limits of natural and physical resources,\n> \n> > (b) acknowledgment of the diversity of Sydney’s cultural heritage from pre-European occupation to the current time,\n> \n> > (c) involvement of the community in the planning process by ensuring openness, accountability and transparency in the decision-making process,\n> \n> > (d) consistent application of the provisions of this plan so that the aims and strategies of this plan can be achieved and implemented in practice, and provide certainty for applicants for development consents, investors, residents and the public,\n> \n> > (e) consistent and proper regard for the aims and strategies of this plan, in particular, when development applications are being determined.","sortOrder":15},{"sectionNumber":"Part 3","sectionType":"part","heading":"Consent for development","content":"# Part 3 Consent for development\n\nPart 3 Consent for development","sortOrder":16},{"sectionNumber":"14","sectionType":"section","heading":"Saving of certain development applications and development plans","content":"#### 14 Saving of certain development applications and development plans\n\n14 Saving of certain development applications and development plans\n\n> > (1) The 1996 LEP, [Central Sydney Heritage Local Environmental Plan 2000](/view/html/repealed/current/epi-2000-0152) and [Sydney Regional Environmental Plan No 26—City West](/view/html/repealed/current/epi-1992-0564), as in force immediately before the commencement of this plan, apply to and in respect of the following, as if this plan had not been made—\n> > \n> > > (a) a development application (whether or not for a staged development consent)—\n> > > \n> > > > (i) that was lodged but was not finally determined before the commencement of this plan, and\n> > > \n> > > > (ii) that could have been consented to under the 1996 plan without any need for a related development plan being adopted under the 1996 LEP either because clause 28B of that plan did not apply to the proposed development or because of clause 28B (4) or (5) (a) or 28C (5) of that plan, and\n> > \n> > > (b) a development application (other than an application to which paragraph (a) applies and whether or not for a staged development consent)—\n> > > \n> > > > (i) that was lodged (but was not finally determined) before, or is lodged after, the commencement of this plan, and\n> > > \n> > > > (ii) that is substantially in accordance with a development plan that was adopted under the 1996 LEP before that commencement or a development plan that was lodged before that commencement for adoption under the 1996 LEP and has been adopted under the 1996 LEP after that commencement because paragraph (d) applies, and\n> > \n> > > (c) a development application lodged after that commencement that is substantially in accordance with either a staged development consent granted before that commencement or a staged development consent granted after that commencement to a development application referred to in paragraph (a) or (b), and\n> > \n> > > (d) a development plan lodged for adoption under [Central Sydney Local Environmental Plan 1996](/view/html/repealed/current/epi-1996-0665), but not adopted, before that commencement.\n> \n> > (1A) The amendments made to this plan by [Sydney Local Environmental Plan Amendment (Serviced Apartments) 2019](/view/pdf/asmade/epi-2019-661) do not apply to a development application made but not finally determined before the commencement of those amendments.\n> \n> > (1B) A development application made, but not finally determined, before the commencement of [State Environmental Planning Policy Amendment (Exceptions to Development Standards) 2023](/view/pdf/asmade/epi-2023-524) must be determined as if that policy had not commenced.\n> \n> > (2) In this clause—\n> > \n> > staged development consent means a development consent subject to a condition imposed under section 80 (5) of the Act.\n> > \n> > the 1996 LEP means [Central Sydney Local Environmental Plan 1996](/view/html/repealed/current/epi-1996-0665) as in force immediately before the commencement of this plan.\n> \n> **cl 14:** Am 2019 (661), Sch 1.1\\[1\\]; 2023 (524), Sch 1.1\\[5\\].","sortOrder":17},{"sectionNumber":"15","sectionType":"section","heading":"Effect of covenants and like instruments","content":"#### 15 Effect of covenants and like instruments\n\n15 Effect of covenants and like instruments\n\n> > (1) A consent may be granted subject to conditions that require the creation of a restrictive or positive covenant on any land.\n> \n> > (2) Any agreement, covenant or other similar instrument does not apply to development allowed by this plan in Ultimo-Pyrmont to the extent necessary to allow the development to be carried out in accordance with this plan, and any consent granted pursuant to this plan, as in force from time to time.\n> \n> > (3) Subclause (2) does not affect the application of any of the following—\n> > \n> > > (a) any agreement, covenant or other similar instrument entered into, before or after the commencement of this clause, by the Minister, the Council, the former South Sydney City Council or the Sydney Harbour Foreshore Authority,\n> > \n> > > (b) any covenant required, before or after the commencement of this clause, by a condition of a development consent or by the Minister, the Council, the former South Sydney Council or the Sydney Harbour Foreshore Authority.\n> \n> > (4) Pursuant to section 28 of the Act, the Governor approved of subclauses (2) and (3) before this plan was made.","sortOrder":18},{"sectionNumber":"16","sectionType":"section","heading":"Exempt and complying development","content":"#### 16 Exempt and complying development\n\n16 Exempt and complying development\n\n> > (1) Development is exempt development for the purposes of this plan only if it—\n> > \n> > > (a) is of minimal environmental impact, and\n> > \n> > > (b) is a type of development listed as exempt development in—\n> > > \n> > > > (i) for Central Sydney, the Central Sydney Exempt and Complying DCP, or\n> > > \n> > > > (ii) for Ultimo-Pyrmont, [State Environmental Planning Policy No 60—Exempt and Complying Development](/view/html/repealed/current/epi-2000-0093), and\n> > \n> > > (c) complies with all of the requirements for exempt development made by—\n> > > \n> > > > (i) for Central Sydney, the Central Sydney Exempt and Complying DCP, or\n> > > \n> > > > (ii) for Ultimo-Pyrmont, [State Environmental Planning Policy No 60—Exempt and Complying Development](/view/html/repealed/current/epi-2000-0093),\n> > > \n> > > despite any other provision of this plan.\n> \n> > (1A) Clause 3.1 of, and Schedule 2 to, the [Sydney Local Environmental Plan 2012](/view/html/inforce/current/epi-2012-0628) (to the extent that they specify street art as exempt development) apply to development on land to which this plan applies in the same way as they apply to development on land to which that Plan applies.\n> \n> > (2) Development is complying development for the purposes of this plan only if it is—\n> > \n> > > (a) local development of a kind that can be carried out with consent on the land on which it is proposed, and\n> > \n> > > (b) is a type of development listed as complying development in,\n> > > \n> > > > (i) for Central Sydney, the Central Sydney Exempt and Complying DCP, or\n> > > \n> > > > (ii) for Ultimo-Pyrmont, [State Environmental Planning Policy No 60—Exempt and Complying Development](/view/html/repealed/current/epi-2000-0093), and\n> > \n> > > (c) complies with all the requirements for complying development of that type made by—\n> > > \n> > > > (i) for Central Sydney, the Central Sydney Exempt and Complying DCP, or\n> > > \n> > > > (ii) for Ultimo-Pyrmont, [State Environmental Planning Policy No 60—Exempt and Complying Development](/view/html/repealed/current/epi-2000-0093),\n> > > \n> > > despite any other provision of this plan.\n> \n> > (3) A complying development certificate issued for any complying development is to be subject to the conditions for the development specified in—\n> > \n> > > (a) for Central Sydney, the Central Sydney Exempt and Complying DCP, or\n> > \n> > > (b) for Ultimo-Pyrmont, [State Environmental Planning Policy No 60—Exempt and Complying Development](/view/html/repealed/current/epi-2000-0093).\n> \n> **cl 16:** Am 2017 (751), Sch 1.6.","sortOrder":19},{"sectionNumber":"17","sectionType":"section","heading":"Consent for demolition","content":"#### 17 Consent for demolition\n\n17 Consent for demolition\n\n> > (1) Consent must not be granted to development proposing the demolition of a building unless—\n> > \n> > > (a) the application also proposes the comprehensive redevelopment of the site after the demolition has been carried out, or\n> > \n> > > (b) a consent is in force for the comprehensive redevelopment of the site, or\n> > \n> > > (c) a consent is at the same time granted to the comprehensive development of the site proposed by another development application.\n> \n> > (2) Consent must not be granted for demolition of a building unless the consent authority has compared the likely environmental impact of any replacement building proposed to be erected on the site when the site is redeveloped with the environmental impact of the building it would replace.","sortOrder":20},{"sectionNumber":"18","sectionType":"section","heading":"Subdivision","content":"#### 18 Subdivision\n\n18 Subdivision\n\n> > (1) Subdivision of land, including subdivision under the [Strata Schemes (Freehold Development) Act 1973](/view/html/repealed/current/act-1973-068) or the [Strata Schemes (Leasehold Development) Act 1986](/view/html/repealed/current/act-1986-219), may be carried out only with development consent.\n> \n> > (2) Development consent may be granted to a subdivision only if the consent authority is satisfied that the subdivision will result in lots that—\n> > \n> > > (a) if the subdivision is for the purpose of the erection of a building, are capable of accommodating a building that—\n> > > \n> > > > (i) complies with all relevant requirements made by this plan, including those relating to maximum building height and floor space ratio, urban design, design excellence and heritage conservation, and\n> > > \n> > > > (ii) is not an overdevelopment of the lot, and\n> > > \n> > > > (iii) facilitates orderly and high quality development of the resultant lots, and\n> > \n> > > (b) provide an appropriate curtilage for any heritage item on the land that does not adversely affect the heritage significance of the item, and\n> > \n> > > (c) are compatible with the existing subdivision pattern of the locality.\n> \n> > (3) A lot, or part of a lot, identified in a plan of subdivision for which consent is granted as being for use for carparking in relation to a specified residential unit must be used only by a resident or other occupant of the building that contains the residential unit.\n> \n> > (4) Before granting consent for stratum subdivision of a building, the consent authority must consider whether the related building management statement or strata management statement adequately addresses the ongoing maintenance, upgrading, redevelopment and structural adequacy of the part of the building within each proposed stratum lot.\n> \n> > (5) Before granting the subdivision certificate for strata subdivision of a new or refurbished building, the consent authority must be satisfied that any occupation certificate needed before the building is occupied has been issued.","sortOrder":21},{"sectionNumber":"18A","sectionType":"section","heading":"Temporary use of land","content":"#### 18A Temporary use of land\n\n18A Temporary use of land\n\n> > (1) The objective of this clause is to provide for the temporary use of land if the use does not compromise future development of the land, or have detrimental economic, social, amenity or environmental effects on the land.\n> \n> > (2) Despite any other provision of this plan, development consent may be granted for development on land in any zone for a temporary use for a maximum period of 52 days (whether or not consecutive days) in any period of 12 months.\n> \n> > (3) Development consent must not be granted unless the consent authority is satisfied that—\n> > \n> > > (a) the temporary use will not prejudice the subsequent carrying out of development on the land in accordance with this plan and any other applicable environmental planning instrument, and\n> > \n> > > (b) the temporary use will not adversely impact on any adjoining land or the amenity of the neighbourhood, and\n> > \n> > > (c) the temporary use and location of any structures related to the use will not adversely impact on environmental attributes or features of the land, or increase the risk of natural hazards that may affect the land, and\n> > \n> > > (d) at the end of the temporary use period the land will, as far as is practicable, be restored to the condition in which it was before the commencement of the use.\n> \n> > (4) Despite subclause (2), the temporary use of a dwelling as a sales office for a new release area or a new housing estate may exceed the maximum number of days specified in that subclause.\n> \n> > (5) Subclause (3)(d) does not apply to the temporary use of a dwelling as a sales office mentioned in subclause (4).\n> \n> **cll 18A:** Ins 2019 (659), Sch 2.35.","sortOrder":22},{"sectionNumber":"18B","sectionType":"section","heading":"Conversion of fire alarms","content":"#### 18B Conversion of fire alarms\n\n18B Conversion of fire alarms\n\n> > (1) This clause applies to a fire alarm system that can be monitored by Fire and Rescue NSW or by a private service provider.\n> \n> > (2) The following development may be carried out, but only with development consent—\n> > \n> > > (a) converting a fire alarm system from connection with the alarm monitoring system of Fire and Rescue NSW to connection with the alarm monitoring system of a private service provider,\n> > \n> > > (b) converting a fire alarm system from connection with the alarm monitoring system of a private service provider to connection with the alarm monitoring system of another private service provider,\n> > \n> > > (c) converting a fire alarm system from connection with the alarm monitoring system of a private service provider to connection with a different alarm monitoring system of the same private service provider.\n> \n> > (3) Development to which subclause (2) applies is complying development if it consists only of—\n> > \n> > > (a) internal alterations to a building, or\n> > \n> > > (b) internal alterations to a building together with the mounting of an antenna, and any support structure, on an external wall or roof of a building so as to occupy a space of not more than 450mm × 100mm × 100mm.\n> \n> > (4) A complying development certificate for any such complying development is subject to a condition that any building work may only be carried out between 7.00 am and 6.00 pm on Monday to Friday and between 7.00 am and 5.00 pm on Saturday, and must not be carried out on a Sunday or a public holiday.\n> \n> > (5) In this clause—\n> > \n> > private service provider means a person or body that has entered into an agreement that is in force with Fire and Rescue NSW to monitor fire alarm systems.\n> \n> **cll 18B:** Ins 2019 (659), Sch 2.35.","sortOrder":23},{"sectionNumber":"18C","sectionType":"section","heading":"Standards that cannot be used to refuse consent—playing and performing music","content":"#### 18C Standards that cannot be used to refuse consent—playing and performing music\n\n18C Standards that cannot be used to refuse consent—playing and performing music\n\n> > (1) The consent authority must not refuse consent to development in relation to licensed premises on the following grounds—\n> > \n> > > (a) the playing or performance of music, including the following—\n> > > \n> > > > (i) the genre of music played or performed, or\n> > > \n> > > > (ii) whether the music played or performed is live or amplified, or\n> > > \n> > > > (iii) whether the music played or performed is original music, or\n> > > \n> > > > (iv) the number of musicians or live entertainment acts playing or performing, or\n> > > \n> > > > (v) the type of instruments played,\n> > \n> > > (b) whether dancing occurs,\n> > \n> > > (c) the presence or use of a dance floor or another area ordinarily used for dancing,\n> > \n> > > (d) the direction in which a stage for players or performers faces,\n> > \n> > > (e) the decoration to be used, including, for example, mirror balls, or lighting used by players or performers.\n> \n> > (2) The consent authority must not refuse consent to development in relation to licensed premises on the grounds of noise caused by the playing or performance of music, if the consent authority is satisfied the noise may be managed and minimised to an acceptable level.\n> \n> > (3) In this clause—\n> > \n> > licensed premises has the same meaning as in the [Liquor Act 2007](/view/html/inforce/current/act-2007-090).\n> \n> **cl 18C:** Ins 2020 (724), Sch 3.","sortOrder":24},{"sectionNumber":"18D","sectionType":"section","heading":"Public bushland","content":"#### 18D Public bushland\n\n18D Public bushland\n\n> > (1) The objective of this clause is to protect and ensure the ecological viability of bushland, including rehabilitated areas in urban areas, by—\n> > \n> > > (a) preserving biodiversity, habitat corridors and links between public bushland and other nearby bushland, and\n> > \n> > > (b) preserving bushland as a natural stabiliser of the soil surface, and\n> > \n> > > (c) preserving existing hydrological landforms, processes and functions, including natural drainage lines, watercourses, wetlands and foreshores, and\n> > \n> > > (d) preserving the recreational, educational, scientific, aesthetic, environmental, ecological and cultural values and potential of bushland, and\n> > \n> > > (e) mitigating disturbance caused by development.\n> \n> > (2) Development that will disturb, or is reasonably likely to disturb, public bushland is permitted with development consent.\n> \n> > (3) Development consent must not be granted to development that will disturb, or is reasonably likely to disturb, public bushland unless the consent authority is satisfied of the following—\n> > \n> > > (a) the disturbance of the bushland is essential for a purpose in the public interest,\n> > \n> > > (b) there is no reasonable alternative to the disturbance,\n> > \n> > > (c) the development minimises the amount of bushland to be disturbed,\n> > \n> > > (d) the development includes measures to remediate the disturbed bushland.\n> \n> > (4) Despite subclause (2), development that will disturb, or is reasonably likely to disturb, public bushland is permitted without development consent if the development is for the following purposes—\n> > \n> > > (a) the construction, operation or maintenance of pipelines to carry water, sewerage or gas or pipelines licensed under the [Pipelines Act 1967](/view/html/inforce/current/act-1967-090),\n> > \n> > > (b) the construction, operation or maintenance of electricity or telecommunication lines,\n> > \n> > > (c) bush fire hazard reduction,\n> > \n> > > (d) the construction or maintenance of classified roads,\n> > \n> > > (e) facilitating the recreational use of the public bushland.\n> \n> > (5) Development specified in subclause (4)(e) is permitted without development consent only if it is carried out in accordance with a plan of management for the public bushland, adopted by the Council in the same way a plan of management is required to be adopted for community land under the [Local Government Act 1993](/view/html/inforce/current/act-1993-030), Chapter 6, Part 2, Division 2, that includes measures for the following—\n> > \n> > > (a) the recreational use of the land,\n> > \n> > > (b) bush fire hazard reduction,\n> > \n> > > (c) the prevention of degradation, including the alteration of drainage patterns, rubbish dumping, vehicle intrusion and infestation with weeds or non-native plants,\n> > \n> > > (d) the remediation of degraded public bushland.\n> \n> > (6) This clause does not require development consent for clearing of native vegetation if the clearing is of a kind that is authorised under the [Local Land Services Act 2013](/view/html/inforce/current/act-2013-051), section 60O.\n> \n> > (7) In deciding whether to grant development consent to development on land adjoining public bushland, the consent authority must consider the following—\n> > \n> > > (a) the need to retain public bushland adjoining the site of the development,\n> > \n> > > (b) the likely effect of the development on public bushland, including the following—\n> > > \n> > > > (i) the erosion of soil,\n> > > \n> > > > (ii) the siltation of streams and waterways,\n> > > \n> > > > (iii) the spread of weeds and non-native plants within public bushland,\n> > \n> > > (c) other matters the consent authority considers relevant to the protection and preservation of public bushland.\n> \n> > (8) This clause does not apply to the following land that is public bushland—\n> > \n> > > (a) land in Zone RU1, RU2, RU3, RU4 or RU5,\n> > \n> > > (b) land reserved, dedicated or acquired under the [National Parks and Wildlife Act 1974](/view/html/inforce/current/act-1974-080),\n> > \n> > > (c) land within a State forest, flora reserve or timber reserve within the meaning of the [Forestry Act 2012](/view/html/inforce/current/act-2012-096),\n> > \n> > > (d) land to which [State Environmental Planning Policy (Precincts—Western Parkland City) 2021](/view/html/inforce/current/epi-2021-0728), Chapter 7 applies.\n> \n> > (9) In this clause—\n> > \n> > disturb public bushland means—\n> > \n> > > (a) remove vegetation from public bushland, or\n> > \n> > > (b) cause a change in the natural ecology of public bushland that results in the destruction or degradation of the public bushland.\n> > \n> > non-native plant means a plant that is not native vegetation.\n> > \n> > public bushland means land—\n> > \n> > > (a) on which there is vegetation that is—\n> > > \n> > > > (i) a remainder of the natural vegetation of the land, or\n> > > \n> > > > (ii) representative of the structure and floristics of the natural vegetation of the land, and\n> > \n> > > (b) that is owned, managed or reserved for open space or environmental conservation by the Council or a public authority.\n> \n> **cl 18D:** Ins 2022 (629), Sch 2\\[3\\].","sortOrder":25},{"sectionNumber":"18E","sectionType":"section","heading":"Canal estate development prohibited","content":"#### 18E Canal estate development prohibited\n\n18E Canal estate development prohibited\n\n> > (1) Canal estate development is prohibited on land to which this Plan applies.\n> \n> > (2) In this clause—\n> > \n> > canal estate development has the same meaning as in the standard instrument prescribed by the [Standard Instrument (Local Environmental Plans) Order 2006](/view/html/inforce/current/epi-2006-0155).\n> \n> **cl 18E:** Ins 2022 (629), Sch 2\\[4\\].","sortOrder":26},{"sectionNumber":"Part 4","sectionType":"part","heading":"Notification and advertising","content":"# Part 4 Notification and advertising\n\nPart 4 Notification and advertising","sortOrder":27},{"sectionNumber":"19","sectionType":"section","heading":"Notification of development to owners of adjoining land","content":"#### 19 Notification of development to owners of adjoining land\n\n19 Notification of development to owners of adjoining land\n\n> > (1) When an application is made for consent to carry out development on any land, the consent authority must give written notice of the application to such persons as appear to it to own adjoining land.\n> \n> > (2) If the adjoining land is common property or a lot within the meaning of the [Strata Schemes (Freehold Development) Act 1973](/view/html/repealed/current/act-1973-068) or the [Strata Schemes (Leasehold Development) Act 1986](/view/html/repealed/current/act-1986-219), a written notice to the owners corporation of the strata scheme concerned is sufficient notice to the owner of each lot within the scheme.\n> \n> > (3) Each notice is to contain the following information—\n> > \n> > > (a) the address of the land to which the development application relates,\n> > \n> > > (b) a description of the proposed development,\n> > \n> > > (c) a plan showing the site of the proposed development,\n> > \n> > > (d) the name of the applicant,\n> > \n> > > (e) a statement to the effect that the development application referred to in the notice and the documents accompanying the application may be inspected at the office of the Council at any time during ordinary office hours within a period of 14 days from the date shown on the written notice,\n> > \n> > > (f) a statement to the effect that any person, during the period of 14 days from the date shown on the written notice, may make a submission in writing to the consent authority in relation to the development application.\n> \n> > (4) This clause does not require the consent authority to give notice of an application for consent to carry out development that the consent authority considers to be of a minor nature and that, in the consent authority’s opinion, will not detrimentally affect the use and enjoyment of adjoining land.","sortOrder":28},{"sectionNumber":"20","sectionType":"section","heading":"Advertising of notice of development affecting other land","content":"#### 20 Advertising of notice of development affecting other land\n\n20 Advertising of notice of development affecting other land\n\n> > (1) If an application is made for consent to carry out on any land development that, in the consent authority’s opinion, may have a significant environmental effect, the consent authority must advertise the development application in a major newspaper circulating in the City of Sydney.\n> \n> > (2) Any person may inspect the development application at the office of the Council at any time during ordinary office hours within a period of not less than 14 days after the date of publication of the advertisement.","sortOrder":29},{"sectionNumber":"21","sectionType":"section","heading":"Exceptions to advertising requirements","content":"#### 21 Exceptions to advertising requirements\n\n21 Exceptions to advertising requirements\n\n> > (1) Clauses 19 and 20 do not apply if—\n> > \n> > > (a) a development application is amended in a way that is considered by the consent authority to be minor or to result in lesser impact, or such a development application is withdrawn, and a subsequent application made that is considered by the consent authority to relate to substantially the same development, or would result in lesser impact than the development initially proposed, and\n> > \n> > > (b) the consent authority has already complied with clauses 19 and 20 (if applicable) with respect to the development initially proposed.\n> \n> > (2) Clauses 19 and 20 do not apply to designated development or integrated development as defined by the Act.","sortOrder":30},{"sectionNumber":"Part 5","sectionType":"part","heading":"Urban form, design excellence and environmental design","content":"# Part 5 Urban form, design excellence and environmental design\n\nPart 5 Urban form, design excellence and environmental design","sortOrder":31},{"sectionNumber":"Division 1","sectionType":"division","heading":"Urban form","content":"## Division 1 Urban form\n\nDivision 1 Urban form","sortOrder":32},{"sectionNumber":"22","sectionType":"section","heading":"Objectives for development plans","content":"#### 22 Objectives for development plans\n\n22 Objectives for development plans\n\n> The objectives for development plans are as follows—\n> \n> > (a) to promote design excellence in terms of urban form, massing, bulk and architectural treatment,\n> \n> > (b) to provide an analysis of site constraints and opportunities that can form the basis for determining the most appropriate floor space ratio and height, within the limits set by this plan, and the most appropriate development, for certain sites,\n> \n> > (c) to promote design concepts for certain sites that ensure separation between tower forms,\n> \n> > (d) to provide for a high quality amenity to the streets of Sydney and to uses located to the side and rear of certain mid-block sites.","sortOrder":33},{"sectionNumber":"23","sectionType":"section","heading":"Development plans","content":"#### 23 Development plans\n\n23 Development plans\n\n> > (1) This clause applies to the following development—\n> > \n> > > (a) any development comprising the erection of a building exceeding 55 metres in height,\n> > \n> > > (b) any development of land exceeding 1,500 square metres in area,\n> > \n> > > (c) any development of the land comprising Darling Harbour Wharves 9 and 10,\n> > \n> > > (d) any development of the land comprising Carlton and United Brewery site, Chippendale, as outlined in red and annotated (iv) on the Central Sydney Site Identification Map,\n> > \n> > > (e) any development of the land comprising Central Railway—Western Precinct, as outlined in red and annotated (ii) on the Central Sydney Site Identification Map.\n> \n> > (2) This clause does not apply to land within Ultimo-Pyrmont for which a master plan is required by Chapter 3, whether or not a master plan has been adopted for the land.\n> \n> > (3) Except as provided by subclauses (4) and (5) and clause 25 (6), consent must not be granted for development to which this clause applies unless—\n> > \n> > > (a) a development plan is in force for the land on which the development is proposed to be carried out, and\n> > \n> > > (b) the consent authority has taken the development plan into consideration.\n> \n> > (4) The consent authority may waive compliance with the requirements of subclause (3)—\n> > \n> > > (a) for any alterations or additions to an existing building that, in the opinion of the consent authority, do not significantly increase the existing floor space ratio or height of the building, do not have a substantial impact on adjoining buildings and are not visible from the street, and\n> > \n> > > (b) for any replacement use resulting from a change of use, any use the hours of operation of which are extended or any temporary use of an existing building, and\n> > \n> > > (c) for the strata subdivision of an existing building, and\n> > \n> > > (d) for any other development that, in the opinion of the consent authority, is of a similar nature to development referred to in paragraph (a), (b) or (c), and\n> > \n> > > (e) for any other development for which the consent authority considers it would be unreasonable or unnecessary to require compliance with those requirements.\n> \n> > (5) A development plan is not required so as to allow the granting of—\n> > \n> > > (a) a consent subject to a condition referred to in section 80 (5) of the Act (a consent for staged development), if the development application addressed the matters that would have been required to be in a development plan and to be taken into account if this exception had not been made, or\n> > \n> > > (b) a subsequent consent—\n> > > \n> > > > (i) to which that condition relates, or\n> > > \n> > > > (ii) to which a condition imposed under that subsection on a consent for staged development granted before or after the commencement of this plan relates, if the development application for that consent was or (pursuant to clause 14) is consented to under [Central Sydney Local Environmental Plan 1996](/view/html/repealed/current/epi-1996-0665).\n> \n> > (6) The following instruments are taken to be development plans adopted under this Chapter by the consent authority—\n> > \n> > > (a) any instrument adopted by the consent authority as a development plan under [Central Sydney Local Environmental Plan 1996](/view/html/repealed/current/epi-1996-0665) before the commencement of this plan or, if it is a development plan to which clause 14 (1) (d) applies, after that commencement,\n> > \n> > > (b) Darling Harbour Wharves 9 & 10 Master Plan, as amended by Amendment No 1 approved by the Central Sydney Planning Committee on 24 July 1997,\n> > \n> > > (c) Central Railway Precinct Master Plan approved by the Central Sydney Planning Committee in 1997.\n> \n> > (7) Copies of—\n> > \n> > > (a) the instrument referred to in subclause (6) (a) are available from the office of the Council, and\n> > \n> > > (b) the instrument referred to in subclause (6) (b) are available from the office of the Sydney Harbour Foreshore Authority.\n> \n> > (8) To remove any doubt, this clause does not apply to the granting of consent to a development application if this plan does not apply to or in respect of that application because of clause 14 (Saving of certain development applications and development plans).","sortOrder":34},{"sectionNumber":"24","sectionType":"section","heading":"Use of development plans to achieve different standards","content":"#### 24 Use of development plans to achieve different standards\n\n24 Use of development plans to achieve different standards\n\n> > (1) This clause applies to land at Regent Street (South) as shown outlined in solid red and annotated (v) on the Central Sydney Site Identification Map.\n> \n> > (2) Consent may be granted for development on land to which this clause applies that will result in a building that exceeds the height or floor space ratio shown for the land on the Central Sydney Height Map or Central Sydney Floor Space Ratio Map, or exceeds both that height and that floor space ratio, if—\n> > \n> > > (a) a development plan is in force for the land on which the development is proposed to be carried out, and\n> > \n> > > (b) the consent authority is satisfied that the development is consistent with that development plan.\n> \n> > (3) Nothing in this plan allows consent to be granted for development on land to which this clause applies that will result in a building with—\n> > \n> > > (a) a height that is greater than 15 metres, or\n> > \n> > > (b) a floor space ratio that is greater than 1:1 above the floor space ratio shown for the land on the Central Sydney Floor Space Ratio Map.","sortOrder":35},{"sectionNumber":"25","sectionType":"section","heading":"General requirements for development plans","content":"#### 25 General requirements for development plans\n\n25 General requirements for development plans\n\n> > (1) A draft development plan may be prepared for land—\n> > \n> > > (a) by the owner of the land, or by a person authorised by the owner, in consultation with the consent authority, or\n> > \n> > > (b) by the consent authority in consultation with the owner of the land, or with a person authorised by the owner.\n> \n> > (2) A development plan may be adopted by the consent authority only if it is satisfied that—\n> > \n> > > (a) the plan proposes development that can achieve design excellence, having regard to clause 26 and particularly the matters referred to in clause 26 (2), and\n> > \n> > > (b) the development plan addresses, to the satisfaction of the consent authority, whether—\n> > > \n> > > > (i) the proposed envelope, including floor space ratio and height, is appropriate to its site and context, and\n> > > \n> > > > (ii) it provides an appropriate design response to an analysis of the site and its context that adequately addresses the matters set out in subclause (3), and\n> > > \n> > > > (iii) the development plan proposes development that complies with the other requirements of this plan.\n> \n> > (3) In order to demonstrate an appropriate design response to an analysis of the site, the development plan must address the following matters—\n> > \n> > > (a) the suitability of the land for development,\n> > \n> > > (b) existing and proposed uses and use mix,\n> > \n> > > (c) heritage issues and streetscape constraints,\n> > \n> > > (d) the location of any tower proposed, having regard to the need to achieve an acceptable relationship with other towers (existing or proposed) on the same site or on neighbouring sites in terms of separation, setbacks, amenity and urban form,\n> > \n> > > (e) bulk, massing and modulation of buildings,\n> > \n> > > (f) street frontage heights,\n> > \n> > > (g) environmental impacts such as sustainable design, overshadowing, wind and reflectivity,\n> > \n> > > (h) the achievement of the principles of ecologically sustainable development,\n> > \n> > > (i) pedestrian, cycle, vehicular and service access, circulation and requirements,\n> > \n> > > (j) impact on, and any proposed improvements to, the public domain.\n> \n> > (4) Before considering a draft development plan, the consent authority must—\n> > \n> > > (a) give notice of, and advertise, the draft plan in accordance with clauses 19 and 20 in the same way, and to the same persons, as notice of a development application is required to be given and advertised under those clauses, and\n> > \n> > > (b) take into account any written submissions made in response to the notice within the time allowed by clause 19.\n> \n> > (5) After considering a draft development plan, the consent authority—\n> > \n> > > (a) may adopt the development plan without variation, or\n> > \n> > > (b) may adopt the development plan with such variation as it considers appropriate, or\n> > \n> > > (c) may refuse to adopt the development plan, or\n> > \n> > > (d) may prepare an alternative development plan.\n> \n> > (6) If no decision has been made by the consent authority in relation to a draft development plan prepared by the owner of land (or by a person authorised by the owner of land) within 60 days after the draft plan was lodged with the consent authority for adoption—\n> > \n> > > (a) the consent authority is not prevented from granting consent to development to which clause 23 applies because no development plan has been adopted, but\n> > \n> > > (b) may grant consent to a development application proposing such development only if it is satisfied that it addresses the matters set out in subclause (2).\n> \n> > (7) A draft development plan becomes a development plan when it is adopted by the consent authority.\n> \n> > (8) Notice of the adoption of a development plan must be given to the owner of the land to which it relates.\n> \n> > (9) A development plan has effect for 3 years from the date on which it is adopted or for such other period as the consent authority may from time to time determine.\n> \n> > (10) When a development plan is adopted by the consent authority, the applicant must provide the consent authority with a copy of the development plan, incorporating any alterations that were required by the consent authority, to be kept as part of a register by the Council and to be made available for public inspection during the ordinary office hours of the Council.\n> \n> > (11) A development plan may be amended from time to time by a further development plan.\n> \n> > (12) The consent authority may waive compliance with the requirements of subclause (3) in relation to an amending development plan if it is of the opinion that the amendment is of a minor nature and does not affect any provisions of the development plan being amended in relation to floor space ratio, height or bulk.","sortOrder":36},{"sectionNumber":"Division 2","sectionType":"division","heading":"Design excellence","content":"## Division 2 Design excellence\n\nDivision 2 Design excellence","sortOrder":37},{"sectionNumber":"26","sectionType":"section","heading":"Design excellence","content":"#### 26 Design excellence\n\n26 Design excellence\n\n> > (1) Consent must not be granted to a new building or to external alterations to an existing building unless the consent authority has considered whether the proposed development exhibits design excellence.\n> \n> > (2) In considering whether proposed development exhibits design excellence, the consent authority must have regard to the following matters—\n> > \n> > > (a) whether a high standard of architectural design, materials and detailing appropriate to the building type and location will be achieved,\n> > \n> > > (b) whether the form and external appearance of the building will improve the quality and amenity of the public domain,\n> > \n> > > (c) whether the new development detrimentally impacts on view corridors identified in the relevant development control plan.\n> \n> > (3) Any requirement for a development plan for the site is not displaced if the design of the new or altered building is the result of a competitive process.\n> \n> > (4) Where a development plan is in force for the site, the consent authority must consider whether the design of the new or altered building is the result of a competitive process, undertaken in accordance with an adopted design brief and guidelines, that facilitates achievement of design excellence.\n> \n> > (5) Where there is not a development plan in force for the site, the consent authority may have regard to whether the design of the new or altered building is the result of a design competition that—\n> > \n> > > (a) is consistent with any relevant development control plan, and\n> > \n> > > (b) satisfies the requirements for design competitions in any relevant development control plan.\n> \n> > (6) If the consent authority is satisfied that the proposed development exhibits design excellence and is the result of a design competition, it is to reduce the amount of heritage floor space that would otherwise be required to be allocated to the site under clause 62 by 50 per cent, up to a maximum of 1,000 square metres.","sortOrder":38},{"sectionNumber":"Division 3","sectionType":"division","heading":"Environmental design","content":"## Division 3 Environmental design\n\nDivision 3 Environmental design","sortOrder":39},{"sectionNumber":"27","sectionType":"section","heading":"Ecologically sustainable development","content":"#### 27 Ecologically sustainable development\n\n27 Ecologically sustainable development\n\n> Before granting consent for development related to a building, the consent authority must have regard to the principles of ecologically sustainable development based on a “whole of building” approach by considering—\n> \n> > (a) greenhouse gas reduction, and\n> \n> > (b) embodied energy in materials and building processes, and\n> \n> > (c) building design and orientation, and\n> \n> > (d) passive solar design and daylighting, and\n> \n> > (e) natural ventilation, and\n> \n> > (f) energy efficiency and energy conservation, and\n> \n> > (g) water conservation and grey water reuse, and\n> \n> > (h) waste minimisation and recycling, and\n> \n> > (i) reduction of car dependence, and\n> \n> > (j) potential for adaptive reuse.","sortOrder":40},{"sectionNumber":"Part 6","sectionType":"part","heading":"Special provisions for certain uses","content":"# Part 6 Special provisions for certain uses\n\nPart 6 Special provisions for certain uses","sortOrder":41},{"sectionNumber":"28","sectionType":"section","heading":"Objectives for amusement centres, brothels, restricted premises, late opening pubs and the like","content":"#### 28 Objectives for amusement centres, brothels, restricted premises, late opening pubs and the like\n\n28 Objectives for amusement centres, brothels, restricted premises, late opening pubs and the like\n\n> The objectives of this Part are—\n> \n> > (a) to minimise the impact of certain uses which may degrade the amenity of the City of Sydney, such as amusement centres, brothels, restricted premises, late opening pubs and the like, and\n> \n> > (b) to ensure that such uses are not concentrated together, and that their cumulative impact is assessed, and\n> \n> > (c) to improve the character and attractiveness of the City of Sydney for residential, retail, commercial and cultural activities.","sortOrder":42},{"sectionNumber":"29","sectionType":"section","heading":"Amusement centres, brothels, restricted premises, late opening pubs and the like","content":"#### 29 Amusement centres, brothels, restricted premises, late opening pubs and the like\n\n29 Amusement centres, brothels, restricted premises, late opening pubs and the like\n\n> Consent may be granted to the carrying out of development for the purpose of amusement centres, brothels, restricted premises, late opening pubs and the like only if the consent authority is satisfied that—\n> \n> > (a) the proposal would not have a detrimental impact on the amenity of the locality and the desired character of the locality, as indicated by—\n> > \n> > > (i) the objectives for the zone in which the land is situated, and\n> > \n> > > (ii) if the land is in a Special Area, the character statements and specific objectives for the Special Area as set out in Schedule 6,\n> \n> > (b) the proposal would not result in an inappropriate concentration of that use and, together with other of the above uses in the locality, result in a detrimental cumulative impact, and\n> \n> > (c) the proposal would not be detrimental to other uses considered to be more consistent with the objectives of the zone in which the land is situated.","sortOrder":43},{"sectionNumber":"30","sectionType":"section","heading":"Duty free stores","content":"#### 30 Duty free stores\n\n30 Duty free stores\n\n> Consent must not be granted to development for the purpose of a duty free store, including development that would result in the expansion of a duty free store, unless the consent authority is satisfied that the development will not have an adverse traffic impact on city streets, having particular regard to the increase in the numbers of buses and coaches likely to be generated by the development.","sortOrder":44},{"sectionNumber":"31","sectionType":"section","heading":"The objectives of this Chapter","content":"#### 31 The objectives of this Chapter\n\n31 The objectives of this Chapter\n\n> The objectives of this Chapter are—\n> \n> > (a) the reinforcement of the major functions of Central Sydney, especially its commercial role and maritime trading role, and\n> \n> > (b) the reinforcement of the status of Central Sydney as the primary centre in the Sydney Metropolitan region, and\n> \n> > (c) the provision of sufficient development potential within Central Sydney, and\n> \n> > (d) the managed growth of a permanent residential population in Central Sydney and the provision of a full range of residential accommodation, and\n> \n> > (e) the provision of tourist and visitor accommodation in Central Sydney, and\n> \n> > (f) the enhancement of Central Sydney as Australia’s pre-eminent retail centre, and\n> \n> > (g) the protection of Special Areas within Central Sydney.","sortOrder":46},{"sectionNumber":"32","sectionType":"section","heading":"Land use zones","content":"#### 32 Land use zones\n\n32 Land use zones\n\n> The following land use zones within Central Sydney are shown on the Central Sydney Zoning Map. The zones are—\n> \n> > (a) City Centre zone,\n> \n> > (b) City Edge zone,\n> \n> > (c) Residential zone,\n> \n> > (d) Maritime and Transport zone,\n> \n> > (e) Parks and Community Places zone.","sortOrder":49},{"sectionNumber":"33","sectionType":"section","heading":"Effect of zone objectives","content":"#### 33 Effect of zone objectives\n\n33 Effect of zone objectives\n\n> The consent authority, before consenting to development or adopting a proposed development plan for any land, must have regard to the objectives of the zone in which the development is proposed to be carried out or in which the land is situated.","sortOrder":50},{"sectionNumber":"34","sectionType":"section","heading":"Development near zone boundaries","content":"#### 34 Development near zone boundaries\n\n34 Development near zone boundaries\n\n> > (1) This clause applies to land that is within 5 metres of the boundary between two zones.\n> \n> > (2) Land to which this clause applies may, with development consent, be developed for any purpose for which land in the adjoining zone may be developed if the development would be prohibited in the absence of this clause.","sortOrder":51},{"sectionNumber":"35","sectionType":"section","heading":"Permissible uses for heritage items","content":"#### 35 Permissible uses for heritage items\n\n35 Permissible uses for heritage items\n\n> The consent authority may grant consent to the use, for any purpose, of a heritage item even though the use would otherwise be prohibited, if it is satisfied that—\n> \n> > (a) the proposed use would not have a significant effect on the heritage significance of the heritage item or the amenity of the locality, and\n> \n> > (b) conservation of the heritage item would be assisted by the granting of the consent.","sortOrder":52},{"sectionNumber":"36","sectionType":"section","heading":"Objectives of the City Centre zone","content":"#### 36 Objectives of the City Centre zone\n\n36 Objectives of the City Centre zone\n\n> The objectives of the City Centre zone are—\n> \n> > (a) to encourage Central Sydney’s role and growth as one of the Asia-Pacific region’s principal centres for finance, commerce, retailing, tourism, cultural activities, entertainment and government, and\n> \n> > (b) to permit a diversity of uses which reinforce the multi-use character of Central Sydney, and\n> \n> > (c) to facilitate the development of buildings and works that are of a scale and character consistent with achieving the other objectives of this zone, and\n> \n> > (d) to provide for increased residential development with appropriate amenity and to ensure the maintenance of a range of housing choices, and\n> \n> > (e) to enhance the amenity of parks and community places by protecting sun access, and\n> \n> > (f) to ensure wind levels are consistent with pedestrian comfort and the amenity of the public domain, and\n> \n> > (g) to ensure satisfactory sky exposure, levels of daylight and ventilation to the public areas of Sydney, including the parks, places, streets and lanes, and\n> \n> > (h) to recognise and enhance the character of Special Areas, and\n> \n> > (i) to facilitate the conservation of items and areas of heritage significance, and\n> \n> > (j) to protect the fine-grained urban fabric of Central Sydney, especially the existing network of streets and lanes, and to provide for high quality development that contributes to the existing urban form, and\n> \n> > (k) to extend retail uses on frontages to retail streets, and\n> \n> > (l) to provide active frontages to streets.","sortOrder":54},{"sectionNumber":"37","sectionType":"section","heading":"Development within the City Centre zone","content":"#### 37 Development within the City Centre zone\n\n37 Development within the City Centre zone\n\n> > (1) Development may be carried out without consent within the City Centre zone if it is exempt development.\n> \n> > (2) Within the City Centre zone, any other development (including use of land for the purpose of advertisements or advertising structures, a new use of a building for the purpose of a duty free store and temporary uses) may be carried out, but only with development consent.\n> \n> > (3) However, in the area bounded by King, Elizabeth, Market and George Streets—\n> > \n> > > (a) development at ground floor level may be carried out only for the purpose of shops, refreshment rooms and access to other uses on other levels, and\n> > \n> > > (b) development for the purpose of brothels is prohibited.","sortOrder":55},{"sectionNumber":"38","sectionType":"section","heading":"Objectives of the City Edge zone","content":"#### 38 Objectives of the City Edge zone\n\n38 Objectives of the City Edge zone\n\n> The objectives of the City Edge zone are—\n> \n> > (a) to encourage a mixed-use, medium density area which will provide a physical transition between the City Centre zone and nearby lower density, mixed-use and residential areas, and\n> \n> > (b) to encourage an increase in the permanent residential population through new residential development or the conversion of existing buildings and to ensure the maintenance of a range of housing choice, and\n> \n> > (c) to recognise the development potential of certain major sites within the zone and to encourage development of them which is consistent with other zone objectives, and\n> \n> > (d) to enhance the amenity of parks and community places by protection of sun access, and\n> \n> > (e) to ensure wind levels are consistent with pedestrian comfort and the amenity of the public domain, and\n> \n> > (f) to ensure adequate levels of daylight to streets, and\n> \n> > (g) to recognise and enhance the character of Special Areas, and\n> \n> > (h) to facilitate the conservation of items and areas of heritage significance, and\n> \n> > (i) to ensure that the number and location of clinics, refuges, crisis centres and other welfare facilities within parts of this zone are compatible with the achievement of other zone objectives.","sortOrder":57},{"sectionNumber":"39","sectionType":"section","heading":"Development within the City Edge zone","content":"#### 39 Development within the City Edge zone\n\n39 Development within the City Edge zone\n\n> > (1) Development may be carried out without consent within the City Edge zone if it is exempt development.\n> \n> > (2) Within the City Edge zone, other development (including use of land for the purpose of advertisements and advertising structures, light industries and temporary uses) may be carried out, but only with development consent.\n> \n> > (3) Development for the purpose of amusement centres is prohibited on land in the Oxford Street area shown shaded on Map 1 in Schedule 1.\n> \n> > (4) Development for the purpose of brothels is prohibited in the City Edge zone.\n> \n> **cl 39:** Am 2022 (771), Sch 1.2\\[1\\].","sortOrder":58},{"sectionNumber":"Division 4","sectionType":"division","heading":"Residential zone","content":"## Division 4 Residential zone\n\nDivision 4 Residential zone","sortOrder":59},{"sectionNumber":"40","sectionType":"section","heading":"Objectives of the Residential zone","content":"#### 40 Objectives of the Residential zone\n\n40 Objectives of the Residential zone\n\n> The objectives of the Residential zone are—\n> \n> > (a) to maintain a predominantly residential character and land use at Millers Point and for certain land fronting Wylde Street, Potts Point, and\n> \n> > (b) to facilitate additional residential development that is consistent with the existing residential character and use of those locations, and\n> \n> > (c) to ensure the maintenance of a range of housing choice, and\n> \n> > (d) to facilitate the conservation of items and areas of heritage significance, and\n> \n> > (e) to provide for a limited range and scale of non-residential land uses to serve the local population’s needs, being uses which are compatible with residential amenity and heritage values.","sortOrder":60},{"sectionNumber":"41","sectionType":"section","heading":"Development within the Residential zone","content":"#### 41 Development within the Residential zone\n\n41 Development within the Residential zone\n\n> > (1) Development may be carried out without consent within the Residential zone if it is exempt development.\n> \n> > (2) Within the Residential zone, development for the purpose of the following may be carried out, but only with development consent—\n> > \n> > > (a) dwelling-houses,\n> > \n> > > (b) advertisements,\n> > \n> > > (c) boarding houses,\n> > \n> > > (d) child care centres,\n> > \n> > > (e) educational establishments,\n> > \n> > > (f) hotels,\n> > \n> > > (g) medical and dental surgeries (up to a maximum floor space area of 150 square metres),\n> > \n> > > (h) open space,\n> > \n> > > (i) places of public worship,\n> > \n> > > (j) public utility installations,\n> > \n> > > (k) pubs,\n> > \n> > > (l) refreshment rooms,\n> > \n> > > (m) residential buildings (other than dwelling-houses),\n> > \n> > > (n) serviced apartments,\n> > \n> > > (o) shops (including grocery and convenience stores),\n> > \n> > > (p) streets,\n> > \n> > > (q) temporary uses of any kind.\n> \n> > (3) Any other development is prohibited within the Residential zone, except development involving a class 1 dwelling listed as complying development in the Central Sydney Exempt and Complying DCP.","sortOrder":61},{"sectionNumber":"Division 5","sectionType":"division","heading":"Maritime and Transport zone","content":"## Division 5 Maritime and Transport zone\n\nDivision 5 Maritime and Transport zone","sortOrder":62},{"sectionNumber":"42","sectionType":"section","heading":"Objectives of the Maritime and Transport zone","content":"#### 42 Objectives of the Maritime and Transport zone\n\n42 Objectives of the Maritime and Transport zone\n\n> The objectives of the Maritime and Transport zone are—\n> \n> > (a) to facilitate the continued operation of port activities, water-based transport services, rail and related transport services, and naval and other maritime activities, and\n> \n> > (b) to provide for the efficient operation of the primary land uses for this zone, namely—\n> > \n> > > (i) port (cargo and passenger) and related landside activities at North Darling Harbour berths 3–10, and\n> > \n> > > (ii) ferry and charter boat services at Circular Quay, in a manner consistent with the identification of Circular Quay as a Special Area, and\n> > \n> > > (iii) the Royal Australian Navy’s Fleet Base at Woolloomooloo and Garden Island, and the Department of Defence’s dockyard and facilities at Garden Island, and\n> > \n> > > (iv) rail and related services at Central Railway Yards and near the approaches to the Sydney Harbour Bridge, and\n> \n> > (c) to facilitate the conservation of items and areas of heritage significance, and\n> \n> > (d) to provide opportunities for a range of additional uses on particular sites without detrimentally affecting the amenity of the surrounding areas.","sortOrder":63},{"sectionNumber":"43","sectionType":"section","heading":"Development within the Maritime and Transport zone","content":"#### 43 Development within the Maritime and Transport zone\n\n43 Development within the Maritime and Transport zone\n\n> > (1) Within the Maritime and Transport zone, exempt development and development for the purpose of the following may be carried out without development consent—\n> > \n> > > (a) aids to navigation,\n> > \n> > > (b) commercial port operations,\n> > \n> > > (c) dredging,\n> > \n> > > (d) jetties,\n> > \n> > > (e) naval activities,\n> > \n> > > (f) pontoons,\n> > \n> > > (g) reclamation,\n> > \n> > > (h) sea walls,\n> > \n> > > (i) streets,\n> > \n> > > (j) temporary uses on land owned by, or under the care, control and management of, the Council,\n> > \n> > > (k) wharves.\n> \n> > (2) Within the Maritime and Transport zone, development for the purpose of the following may be carried out on any land, but only with development consent—\n> > \n> > > (a) public utility undertakings,\n> > \n> > > (b) temporary uses of any kind on land on which they are not allowed without consent in the zone,\n> > \n> > > (c) workshops.\n> \n> > (3) Within the part of the Maritime and Transport zone outlined in red and annotated (i) on the Central Sydney Site Identification Map, development for the purpose of the following may be carried out, but only with development consent—\n> > \n> > > (a) advertisements,\n> > \n> > > (b) conventions, cultural activities, exhibitions, and like functions,\n> > \n> > > (c) hotels,\n> > \n> > > (d) refreshment rooms,\n> > \n> > > (e) residential buildings,\n> > \n> > > (f) serviced apartments,\n> > \n> > > (g) shops,\n> > \n> > > (h) tourist coach and bus parking or layover,\n> > \n> > > (i) tourist-related uses,\n> > \n> > > (j) waterfront-related uses,\n> > \n> > > (k) commercial uses ordinarily incidental or ancillary to the other particular uses listed in this subclause.\n> \n> > (3A) Within the part of the Maritime and Transport zone outlined in black and shown with black hatching on the Central Sydney Site Identification Map (Sheet 2), development for commercial purposes in addition to the purposes specified in subclause (3) may be carried out, but only with development consent.\n> \n> > (4) Consent must not be granted for development on land within the part of the Maritime and Transport zone shown coloured blue on the Central Sydney Site Identification Map, or on land including any such land, unless the consent authority is satisfied that unobstructed public access will be provided along the foreshore within the land so shown.\n> \n> > (5) Despite subclause (3), within the part of the Maritime and Transport zone shown coloured green on the Central Sydney Site Identification Map, development for the purpose of a residential building is prohibited.\n> \n> > (6) Within the part of the Maritime and Transport zone outlined in pink on the Central Sydney Site Identification Map, development for the purpose of a short-stay public car park containing a maximum of 158 parking spaces may be carried out, but only with development consent. This subclause has effect despite clause 65 but subject to clause 66.\n> \n> > (7) The consent authority must not grant consent as referred to in subclause (6) unless it is satisfied that a covenant has been or will be created that has the effect of restricting the future use of the proposed car park to use for the purpose of a short-stay public car park only.\n> \n> > (8) Within the part of the Maritime and Transport zone outlined in red and annotated (ii) on the Central Sydney Site Identification Map, development for the purpose of the following may be carried out, but only with development consent—\n> > \n> > > (a) advertisements,\n> > \n> > > (b) commercial premises,\n> > \n> > > (c) hotels,\n> > \n> > > (d) serviced apartments,\n> > \n> > > (e) shops,\n> > \n> > > (f) educational establishments.\n> \n> > (9) Within the Part of the Maritime and Transport zone outlined in red and annotated (v) on the Central Sydney Site Identification Map, development for the purpose of the following may be carried out, but only with development consent—\n> > \n> > > (a) advertisements,\n> > \n> > > (b) conventions, exhibitions and like uses,\n> > \n> > > (c) tourist coach and bus parking layover facilities,\n> > \n> > > (d) public instrumentality offices used for administration,\n> > \n> > > (e) port and maritime related uses and sympathetic commercial uses,\n> > \n> > > (f) harbour public open space,\n> > \n> > > (g) pedestrian linkages and vantage points.\n> \n> > (10) Within the part of the Maritime and Transport zone at Circular Quay and Central Railway Terminal building, development for the purpose of the following may be carried out, but only with development consent—\n> > \n> > > (a) advertisements,\n> > \n> > > (b) refreshment rooms,\n> > \n> > > (c) shops.\n> \n> > (11) Any other development is prohibited within the Maritime and Transport zone.\n> \n> > (12) Consent must not be granted to development referred to in subclause (3) unless the consent authority is satisfied that the pattern and location of any roads or pedestrian thoroughfares concerned is generally in accordance with that shown on the Central Sydney Roads and Pedestrian Thoroughfares Map.\n> \n> > (13) In determining site area for the purpose of calculating floor space ratio of buildings on a site that includes land shown uncoloured on the Central Sydney Floor Space Ratio Map, the area of land so shown is to be excluded from the site area.\n> \n> > (14) In determining the floor space area for the purpose of calculating the floor space ratio of buildings on a site that includes land outlined in pink on the Central Sydney Site Identification Map, the area of any car park referred to in subclause (6) is to be excluded.\n> \n> > (15) In determining floor space area for the purpose of calculating the floor space ratio of buildings on a site that includes land shown hatched black on the Central Sydney Site Identification Map, floor space that will be permanently occupied by a tourist coach and bus parking layover facility on the site may be excluded by the consent authority from the floor space area, subject to subclause (16).\n> \n> > (16) The exclusion can reduce the floor space area of the buildings so that the floor space ratio calculated is less than the floor space ratio for the buildings that would otherwise have been calculated by up to, but no more than 1:1. The extent of the exclusion is to be in proportion to the extent to which the layover facility will, in the opinion of the consent authority, contribute to servicing the needs of the City of Sydney for tourist coach and bus parking layover facilities.\n> \n> > (17) In this clause, short-stay public car park means a car park that is open to the general public and regulated (by a restriction in opening hours or fee structure, or both) so as to discourage commuter parking.\n> \n> **cl 43:** Am 2006 (395), Sch 1; 2006 No 120, Sch 2.99.","sortOrder":64},{"sectionNumber":"Division 6","sectionType":"division","heading":"Parks and Community Places zone","content":"## Division 6 Parks and Community Places zone\n\nDivision 6 Parks and Community Places zone","sortOrder":65},{"sectionNumber":"44","sectionType":"section","heading":"Objectives of the Parks and Community Places zone","content":"#### 44 Objectives of the Parks and Community Places zone\n\n44 Objectives of the Parks and Community Places zone\n\n> The objectives of the Parks and Community Places zone are—\n> \n> > (a) to facilitate continued provision and enhancement of parks and community places, including places in private ownership utilised by the community, as the primary use within this zone, and\n> \n> > (b) to identify existing publicly and privately owned elements of importance for community use, including significant buildings and their parkland or freestanding settings, and\n> \n> > (c) to facilitate the conservation of items and areas of heritage significance, and\n> \n> > (d) to provide for the expansion or redevelopment of existing uses and buildings (including existing underground uses and underground buildings) associated with railway stations, if the expansion or redevelopment is consistent with the primary use of the park or community place at which the railway station is located and the other objectives of this zone, and\n> \n> > (e) to better integrate roads with surrounding or adjoining parks and community places, and\n> \n> > (f) to facilitate continued public access to land and buildings within this zone.","sortOrder":66},{"sectionNumber":"45","sectionType":"section","heading":"Development within the Parks and Community Places zone","content":"#### 45 Development within the Parks and Community Places zone\n\n45 Development within the Parks and Community Places zone\n\n> > (1) Development may be carried out without consent within the Parks and Community Places zone if it is exempt development or (unless it is development for the purpose of roads) carried out in accordance with a plan of management.\n> \n> > (2) Within the Parks and Community Places zone, development (other than development in accordance with a plan of management) for the purpose of the following may be carried out on any land, but only with development consent—\n> > \n> > > (a) buildings used for cultural activities, landscaping and gardening, or recreational facilities,\n> > \n> > > (b) car parking,\n> > \n> > > (c) kiosks,\n> > \n> > > (d) refreshment rooms,\n> > \n> > > (e) roads, except where carried out as exempt development or in accordance with any plan of management,\n> > \n> > > (f) shops and commercial premises associated with underground railway stations,\n> > \n> > > (g) signs incidental or ancillary to another permitted use,\n> > \n> > > (h) temporary uses of any kind,\n> > \n> > > (i) underground public utility undertakings, located under the surface of a road or public thoroughfare, or adjacent to or bordering a road or public thoroughfare, but only if the undertakings are not inconsistent with any plan of management,\n> > \n> > > (j) other land uses which the consent authority is satisfied are incidental or ancillary to land uses which may be lawfully carried out within the zone.\n> \n> > (3) Within the curtilage of the building within the part of the Parks and Community Places zone outlined in red and annotated (iii) on the Central Sydney Site Identification Map, development for the purpose of the following may also be carried out, but only with development consent—\n> > \n> > > coach and bus parking or layovers and associated facilities, including shops, information facilities, refreshment rooms and ancillary uses.\n> \n> > (4) Within the Parks and Community Places zone, below the plaza ground surface as at the commencement of this plan, on Lot 2, DP 225060, (being part of the land bounded by George Street, Curtin Place, Pitt Street and Bond Street, Sydney, and known as Australia Square), any development (including development for the purpose of advertisements or advertising structures and temporary uses of any kind) may be carried out, but only with development consent.\n> \n> > (5) Consent must not be granted to development of land within the Parks and Community Places zone owned or controlled by the Council or another public authority, unless the consent authority has had regard to each of the following—\n> > \n> > > (a) the need for the development on the land,\n> > \n> > > (b) the impact of the proposed development on the existing or likely future use of the land,\n> > \n> > > (c) the need to retain the land for its existing or likely future use.\n> \n> > (6) Any other development is prohibited within the Parks and Community Places zone.\n> \n> **cll 45:** Am 2006 No 120, Sch 2.99.","sortOrder":67},{"sectionNumber":"46","sectionType":"section","heading":"Residential development on Wharf 11, Woolloomooloo","content":"#### 46 Residential development on Wharf 11, Woolloomooloo\n\n46 Residential development on Wharf 11, Woolloomooloo\n\n> > (1) Despite clause 45, development for any residential purpose may be carried out, but only with development consent, on land within the Parks and Community Places zone that is outlined in red and annotated (iv) on the Central Sydney Site Identification Map.\n> \n> > (2) Consent for any such development on the land may be granted only if the consent authority is satisfied that—\n> > \n> > > (a) the proposed development will have little or no adverse effect on the amenity of land in the vicinity of the proposed development, and\n> > \n> > > (b) conservation of the Finger Wharf would be assisted were the proposed development to be carried out, and\n> > \n> > > (c) no portion of any building, including plant, will exceed a height of RL 10 metres, exclusive of any public viewing platforms.\n> \n> > (3) The floor space area of all buildings on the land must not result in a floor space ratio that exceeds 0.913:1, of which the floor space area used otherwise than for car parking must not account for more than 0.65:1 and the floor space area used only for car parking must not account for more than 0.263:1.\n> \n> **cll 46:** Am 2006 No 120, Sch 2.99.","sortOrder":68},{"sectionNumber":"47","sectionType":"section","heading":"Objectives for control of the height of buildings","content":"#### 47 Objectives for control of the height of buildings\n\n47 Objectives for control of the height of buildings\n\n> The objectives for control of the height of buildings in Central Sydney are—\n> \n> > (a) to allow sunlight access to key areas of the public domain by ensuring that—\n> > \n> > > (i) further overshadowing of certain parks and community places is avoided or limited during nominated times, and\n> > \n> > > (ii) existing overshadowing of certain parks and community places is reduced in the long term, and\n> \n> > (b) to provide a transition of building heights between localities and street blocks, and\n> \n> > (c) to provide high quality urban form for all buildings, while maintaining satisfactory sky exposure and daylight—\n> > \n> > > (i) to the public areas of Central Sydney, including the parks, places, streets and lanes, and\n> > \n> > > (ii) to existing buildings and to the sides and rear of tower forms, and\n> \n> > (d) to confine ground level wind speeds to velocities which ensure pedestrian comfort and amenity of the public domain, and\n> \n> > (e) to allow for and promote the ventilation of the City by the free movement of air around and between tower structures, and\n> \n> > (f) to provide sun access to significant sandstone buildings in Special Areas in order to improve the ground level environmental quality of public spaces, and\n> \n> > (g) to ensure that tower development occurs on sites capable of providing appropriate urban form and amenity, and\n> \n> > (h) to nominate heights that will provide a transition in built form and land use intensity between the City Centre zone and adjoining lower scale localities within and adjacent to Central Sydney, and\n> \n> > (i) to provide for view sharing along the edges of Central Sydney, and\n> \n> > (j) to ensure an appropriate height transition between new buildings and heritage items or Special Areas.","sortOrder":70},{"sectionNumber":"48","sectionType":"section","heading":"Sun access planes","content":"#### 48 Sun access planes\n\n48 Sun access planes\n\n> > (1) Subject to subclauses (2), (3) and (4), development that results in any part of a building projecting above a sun access plane for a park or community place identified in the sun access planes table in Schedule 2 is prohibited if the building is situated on land shown on the relevant map in Schedule 2 as affected by the sun access plane.\n> \n> > (2) Any part of a sun access plane identified as plane B2, F2 or I2 in the sun access planes table in Schedule 2 that is directly beneath part of another sun access plane identified as plane B1, F1 or I1 in that table is to be disregarded for the purposes of this clause.\n> \n> > (3) This clause does not apply to development resulting only in refurbishment of a building.\n> \n> > (4) Clause 10 (Waiver of certain development standards) does not apply to a requirement made by this clause.\n> \n> **cl 48:** Am 2019 (659), Sch 1.34\\[3\\].","sortOrder":71},{"sectionNumber":"49","sectionType":"section","heading":"No additional overshadowing in certain locations","content":"#### 49 No additional overshadowing in certain locations\n\n49 No additional overshadowing in certain locations\n\n> > (1) Subject to subclauses (2), (3) and (4), development is prohibited if it results in a building that causes overshadowing, in addition to that existing at 27 December 1996, between the nominated times in any of the following locations between 14 April and 31 August in any year—\n> > \n> > | Location | Nominated times |\n> > | Australia Square | 12 noon to 2 pm |\n> > | Chifley Square | 12 noon to 2 pm |\n> > | First Government House Place | 12 noon to 2 pm |\n> > | Lang Park | 12 noon to 2 pm |\n> > | Macquarie Place (beyond the shadow that would be cast by a wall with a 35 metre street frontage height on the eastern alignment of Loftus Street) | 10 am to 2 pm |\n> > | Martin Place (between Pitt and George Streets) | 12 noon to 2 pm |\n> > | Pitt Street Mall (beyond the shadow that would be cast by a wall with a 20 metre street frontage height on the eastern and western alignments of the Mall) | 10 am to 2 pm |\n> > | Prince Alfred Park | 12 noon to 2 pm |\n> > | Sydney Town Hall steps | 10.30 am to 4 pm |\n> > | Sydney Square | 11 am to 4 pm |\n> \n> > (2) Clause 10 (Waiver of certain development standards) does not apply to a requirement made by this clause.\n> \n> > (3) Within the Parks and Community Places zone, this clause does not apply to any development that is not inconsistent with a plan of management.\n> \n> > (4) This clause is subject to clause 52.\n> \n> **cl 49:** Am 2019 (659), Sch 1.34\\[4\\].","sortOrder":72},{"sectionNumber":"50","sectionType":"section","heading":"Height of buildings","content":"#### 50 Height of buildings\n\n50 Height of buildings\n\n> > (1) The height of a building on any land is not to exceed the height shown for the land indicated on the Central Sydney Height Map.\n> \n> > (2) Despite subclause (1), consent must not be granted to a building on any land if the height of the building exceeds 55 metres unless—\n> > \n> > > (a) the site area of the development is 800 square metres or more, or\n> > \n> > > (b) the consent authority is satisfied that the proposed development achieves—\n> > > \n> > > > (i) appropriate height to plan width proportions that are compatible with the massing, street frontage and tower forms within the locality, and\n> > > \n> > > > (ii) a separation of any towers to achieve the “tower in the round” built form characteristic, and\n> > > \n> > > > (iii) adequate amenity and privacy for occupants, and\n> > > \n> > > > (iv) active street frontages, and\n> > > \n> > > > (v) sufficient space for vehicle circulation and access ramps.\n> \n> > (3) The achievement of the maximum height shown on the Central Sydney Height Map is subject to compliance with the floor space ratio, development plan, design excellence, heritage, ecologically sustainable development and other provisions of this plan.\n> \n> > (4) The height of a building resulting from the replacement or alteration of a building on land identified by the notation “Existing Height” on the Central Sydney Height Map is not to exceed the existing height of the building that is replaced or altered. Clause 10 (Waiver of certain development standards) does not apply to a requirement made by this subclause.\n> \n> > (5) Consent must not be granted for the erection of a building on land in the Parks and Community Places zone or the Maritime and Transport zone unless the consent authority is satisfied that its height will be consistent with the heights of any existing buildings on the subject site and on adjoining land. This subclause is subject to clause 46 (2) (c) and does not apply to equipment and structures used for the physical handling of cargo in carrying out commercial port operations, or used for naval activities at Woolloomooloo or Garden Island.\n> \n> > (6) The height of any building on land shown outlined in solid red and annotated (ii) on the Central Sydney Height Map must not exceed—\n> > \n> > > (a) RL 45 metres north of the Moore Stairs, or\n> > \n> > > (b) RL 46.7 metres south of the Moore Stairs.\n> > \n> > Clause 10 (Waiver of certain development standards) does not apply to a requirement made by this subclause.\n> \n> > (7) The height of any building on land shown outlined in solid red and annotated (iii) on the Central Sydney Height Map is not to exceed RL 28.6 metres.\n> \n> > (8) Consent must not be granted for the erection of a building on land shown outlined in solid red and annotated (iv) on the Central Sydney Height Map unless, in the opinion of the consent authority, its height will complement the height of buildings on adjacent land.\n> \n> > (9) Despite subclause (1), the height of any building resulting from the carrying out of development on land shown outlined in solid red and annotated (v) on the Central Sydney Height Map may exceed the 80 metre height limit shown on the Central Sydney Height Map, but only if the development application for consent to the development was lodged no later than on 31 March 2002 and the consent authority is satisfied that—\n> > \n> > > (a) when carried out, the development will be generally consistent with the winning entry of the architectural competition (submitted by Richard Johnson, Architect, and known as the JPW amended scheme) held under the provisions of Part 12 of Central Sydney Development Control Plan 1996, and\n> > \n> > > (b) the use of any new building or buildings on the land will be commercial, and\n> > \n> > > (c) the floor space area of all buildings on the land will not exceed 111,291 square metres, and\n> > \n> > > (d) the street frontage height along Kent Street will not exceed RL 45 metres, and\n> > \n> > > (e) the height of the tower buildings will not exceed RL 145 metres to Kent Street and RL 110 metres to Sussex Street, and\n> > \n> > > (f) the massing of the tower buildings will provide an acceptable slenderness ratio to all elevations. Specifically, the length above the street frontage of the Kent Street elevation of the northern proposed building must not exceed 61.5 metres (excluding fins or decorative elements) and the length above the street frontage of the Sussex Street elevation of the southern proposed building must not exceed 66.5 metres (excluding fins or decorative elements), and\n> > \n> > > (g) no more than 650 short stay public car parking spaces will be provided in the building which will be located below the level of Kent Street and screened by active uses from any public or pedestrian space, and\n> > \n> > > (h) no structure will be constructed underground on land to which this subclause applies that is shown shaded on the Central Sydney Height Map, and\n> > \n> > > (i) Sussex Lane will be appropriately connected to Kent Street from Sussex Street, and\n> > \n> > > (j) an appropriate street or mid-block connection will be provided between Kent Street and Sussex Street.\n> \n> > (10) Clause 2.12.E of Central Sydney Development Control Plan 1996 does not apply to any development application to which subclause (9) applies.\n> \n> > (11) Despite subclause (1), the consent authority may, in accordance with clause 24, consent to development that will result in a building on land at Regent Street (South) as shown outlined in solid red and annotated (vi) on the Central Sydney Height Map with a height of not more than 15 metres.\n> \n> > (12) The height of any building on land shown outlined in solid red and annotated (vii) on the Central Sydney Height Map must not exceed 81 metres.\n> \n> **cl 50:** Am 2010 (503), cl 4 (1).","sortOrder":73},{"sectionNumber":"51","sectionType":"section","heading":"Architectural roof features","content":"#### 51 Architectural roof features\n\n51 Architectural roof features\n\n> A person may, with development consent, carry out development in contravention of clauses 48 and 50 that results in an architectural roof feature, but only if the consent authority is satisfied that the architectural roof feature—\n> \n> > (a) satisfies the objectives of the height controls, and\n> \n> > (b) comprises a decorative element on the uppermost portion of a building, and\n> \n> > (c) does not include floor space area and is not reasonably capable of modification to include floor space area, and\n> \n> > (d) does not provide access for recreational purposes, and\n> \n> > (e) is not a structure for signage or advertising, and\n> \n> > (f) does not contain equipment or structures for servicing the building, such as plant, lift motor rooms, fire stairs and the like, and\n> \n> > (g) is an integral part of the design of the building in its context, and\n> \n> > (h) will have minimal overshadowing impact.","sortOrder":74},{"sectionNumber":"52","sectionType":"section","heading":"Height of buildings on a Category A or B site","content":"#### 52 Height of buildings on a Category A or B site\n\n52 Height of buildings on a Category A or B site\n\n> > (1) Consent may be granted to development that will result in a building projecting above a sun access plane for a location if—\n> > \n> > > (a) the site of the building is a site nominated as Category A in Schedule 3, and\n> > \n> > > (b) the building would reduce the excess overshadowing of the location by at least 50 per cent between the nominated times specified for the location by clause 49. Excess overshadowing of a location is the area of shadow cast by so much of a building as projects above the sun access plane for the location.\n> \n> > (2) A building on a site nominated as Category B in Schedule 3 may project above a sun access plane that affects the Category B site, but only if the height of the building does not exceed the height of any building situated on the corresponding site nominated as a Category A site in that Schedule.\n> \n> > (3) Clause 10 (Waiver of certain development standards) does not apply to a requirement made by this clause.","sortOrder":75},{"sectionNumber":"52A","sectionType":"section","heading":"Alternative building heights","content":"#### 52A Alternative building heights\n\n52A Alternative building heights\n\n> > (1) The objective of this clause is to provide for additional building height on parts of certain sites (within the area bounded by Alfred Street, Pitt Street, Dalley Street and George Street) if the development of the site provides for publicly accessible open space, lanes and other links through the site.\n> \n> > (2) This clause applies to land shown outlined in solid red and annotated “vi” on the Central Sydney Site Identification Map.\n> \n> > (3) Despite clause 50, the consent authority may grant consent to development for the purposes of a building with a maximum height of—\n> > \n> > > (a) 200 metres on up to 33% of the area of block 1, or\n> > \n> > > (b) 155 metres on up to 42% of the area of block 2, or\n> > \n> > > (c) 185 metres on up to 24% of the area of block 3.\n> \n> > (4) Development consent must not be granted under this clause unless the consent authority is satisfied that the development proposal will—\n> > \n> > > (a) provide for recreation areas, lanes and streets, and\n> > \n> > > (b) have business premises and retail premises that have street frontages at ground level (finished) to those recreation areas, lanes and streets, and\n> > \n> > > (c) provide a satisfactory distribution of built form and floor space development.\n> \n> > (5) Development consent must not be granted under this clause in relation to development on block 1, 2 or 3 unless the consent authority is satisfied that the development proposal relates to the whole of the block and, except as otherwise provided by this clause, no other land.\n> \n> > (6) A development proposal in respect of block 1 may also relate to the whole of any one or more of the following—\n> > \n> > > (a) Lot 1, DP 787946,\n> > \n> > > (b) Lot 180, DP 606866,\n> > \n> > > (c) Lot 1, DP 537286.\n> \n> > (7) A development proposal in respect of block 3 may also relate to the whole of any one or more of the following—\n> > \n> > > (a) Lot 180, DP 606866,\n> > \n> > > (b) Lot 1, DP 537286.\n> \n> > (8) In this clause—\n> > \n> > block 1 means Lot 7, DP 629694, Lot 501, DP 714847, Lots 2 and 3, DP 1092, Lots 1 and 2, DP 1112308, Lots A and B, DP 104160, Lot 7, DP 110046, Lot 6, DP 75338, Lot 4, DP 524306, Lot 1, DP 513109 and the whole of the road known as “Queens Court”.\n> > \n> > block 2 means Lot 4, DP 57434, Lot 1, DP 69466, Lot 1, DP 110607, Lot 1, DP 188061, Lot 1, DP 913005, Lots A–D, DP 435746, Lot 20, DP 1063401 and Lot 1, DP 107759.\n> > \n> > block 3 means Lot 1, DP 220830 and Lot 1, DP 217877.\n> \n> **cl 52A:** Ins 2011 (210), Sch 1 \\[1\\]. Am 2012 (554), cl 4.","sortOrder":76},{"sectionNumber":"53","sectionType":"section","heading":"Objectives for floor space ratio controls","content":"#### 53 Objectives for floor space ratio controls\n\n53 Objectives for floor space ratio controls\n\n> The objectives for the control of floor space ratios in Central Sydney are—\n> \n> > (a) to ensure a degree of equity in relation to development potential for sites of different sizes and for sites located in different parts of Central Sydney, and\n> \n> > (b) to ensure that proposals for new buildings are assessed with due regard to the development plan, design excellence, urban design and built form provisions of this plan, and\n> \n> > (c) to provide a framework for the award and allocation of heritage floor space, and\n> \n> > (d) to provide sufficient floor space for high quality development for the foreseeable future, and\n> \n> > (e) to encourage the provision of residential and visitor accommodation, and\n> \n> > (f) to encourage the provision of certain uses and facilities that provide a public benefit, and\n> \n> > (g) to regulate the density of development and generation of vehicular and pedestrian traffic.","sortOrder":78},{"sectionNumber":"54","sectionType":"section","heading":"Maximum floor space ratios—generally","content":"#### 54 Maximum floor space ratios—generally\n\n54 Maximum floor space ratios—generally\n\n> > (1) The floor space ratio of a building on any land is not to exceed the floor space ratio shown for the land on the Central Sydney Floor Space Ratio Map.\n> \n> > (2) Despite subclause (1), consent may be granted to development that will result in a building on a site within the City Centre zone that has a floor space ratio (additional to the ratio provided for by subclause (1)) up to the following maximum—\n> > \n> > > (a) in Area A1 shown on the Central Sydney Floor Space Ratio Map—\n> > > \n> > > > (i) for commercial uses—4.5:1,\n> > > \n> > > > (ii) for residential, serviced apartment and hotel uses—6:1,\n> > > \n> > > > (iii) for a mixed-use development—as determined in accordance with Schedule 4, and\n> > \n> > > (b) in Area A2 shown on the Central Sydney Floor Space Ratio Map—\n> > > \n> > > > (i) for commercial uses—2:1,\n> > > \n> > > > (ii) for residential, serviced apartments and hotel uses—3:1,\n> > > \n> > > > (iii) for a mixed-use development—as determined in accordance with Schedule 4, and\n> > \n> > > (c) in Area B shown on the Central Sydney Floor Space Ratio Map—\n> > > \n> > > > (i) for residential, serviced apartments and hotel uses—1:1,\n> > > \n> > > > (ii) for a mixed-use development—as determined in accordance with Schedule 4.\n> \n> > (3) The achievement of a maximum floor space ratio set by subclause (1) and (2) is subject to compliance with—\n> > \n> > > (a) the height, development plan, design excellence, heritage, ecologically sustainable development and other provisions of this plan, and\n> > \n> > > (b) if applicable, the allocation of heritage floor space to the site in accordance with clause 62.","sortOrder":79},{"sectionNumber":"55","sectionType":"section","heading":"Maximum floor space ratios—specific sites","content":"#### 55 Maximum floor space ratios—specific sites\n\n55 Maximum floor space ratios—specific sites\n\n> > (1) Despite clause 54, the consent authority may, in accordance with clause 24, consent to development that will result in a building on land at Regent Street (South) shown outlined in solid red and annotated (i) on the Central Sydney Floor Space Ratio Map with a floor space ratio of not more than 1:1 above the floor space ratio shown for the land on that map.\n> \n> > (2) If an underground space within a building within the City Centre zone was being used at the commencement of this plan for the purpose of car parking, that part of the building may, with development consent, be used for any other purpose even though—\n> > \n> > > (a) the building would then have a floor space ratio greater than the maximum floor space ratio, without the allocation of heritage floor space, that would otherwise be allowed for the building by clause 54, and\n> > \n> > > (b) no heritage floor space is allocated to the site.","sortOrder":80},{"sectionNumber":"56","sectionType":"section","heading":"Higher floor space ratios for Opportunity Sites and certain colonnades","content":"#### 56 Higher floor space ratios for Opportunity Sites and certain colonnades\n\n56 Higher floor space ratios for Opportunity Sites and certain colonnades\n\n> > (1) Consent may be granted to development resulting in additions to the street frontage of existing buildings on an Opportunity Site which would result in the creation of floor space additional to that allowed by the maximum floor space ratio set by clause 54 if the additional floor space would, in the opinion of the consent authority, improve the public amenity.\n> \n> > (2) Any amount of additional floor space allowed must be determined having regard to the extent to which the development proposed is, in the opinion of the consent authority, consistent with the provision of—\n> > \n> > > (a) improved pedestrian and disabled access between the street and the existing buildings, and\n> > \n> > > (b) increased opportunities for active pedestrian use and enjoyment of the space between the street and the existing buildings, and\n> > \n> > > (c) improved amenity, including personal security, traffic safety and weather protection, and\n> > \n> > > (d) improved scale relationship between the buildings and pedestrians using the buildings and places in the vicinity, and\n> > \n> > > (e) increased continuity and visual consistency of the street wall, and\n> > \n> > > (f) where driveways or vehicle ramps obstruct the pedestrian way, the relocation of the driveways and ramps so as to minimise their impact on the public domain and pedestrian way, and\n> > \n> > > (g) where colonnades exist at ground and lower levels, the infilling of these colonnades, to form a part of a consistent street wall.\n> \n> > (3) A consent referred to in subclause (1) may be granted only if the consent authority is satisfied that—\n> > \n> > > (a) an amount of heritage floor space equal to half the amount of the additional floor space permitted will be allocated to the Opportunity Site, and\n> > \n> > > (b) the proposed development is not an extensive redevelopment of the Opportunity Site, and\n> > \n> > > (c) the proposed development exhibits design excellence.","sortOrder":81},{"sectionNumber":"57","sectionType":"section","heading":"Calculation of floor space ratio for buildings adjacent to certain land within the Parks and Community Places zone","content":"#### 57 Calculation of floor space ratio for buildings adjacent to certain land within the Parks and Community Places zone\n\n57 Calculation of floor space ratio for buildings adjacent to certain land within the Parks and Community Places zone\n\n> > (1) This clause applies to the following parcels of land—\n> > \n> > > (a) Lots 1 and 2, DP 225060, being land bounded by George Street, Curtin Place, Pitt Street and Bond Street, Sydney,\n> > \n> > > (b) Lot 1, DP 108385, being land bounded by Goulburn Street, Riley Street, Campbell Street, Hunt Street and Brisbane Street, Surry Hills,\n> > \n> > > (c) Part Lot 2, DP 844093, being land known as Brickfield Place on the northern side of Liverpool Street, Sydney.\n> \n> > (2) In calculating the floor space ratio of a building within a parcel to which this clause applies, all land within the Parks and Community Places zone that is within the parcel and is in the same ownership as the site of the building is taken to be within the site area of the proposed development.","sortOrder":82},{"sectionNumber":"58","sectionType":"section","heading":"Calculation of floor space ratio and maximum floor space area","content":"#### 58 Calculation of floor space ratio and maximum floor space area\n\n58 Calculation of floor space ratio and maximum floor space area\n\n> Note.\n> \n> This clause explains how to calculate the floor space area and floor space ratio of buildings on a site to ensure that the total of the floor space area in buildings does not exceed the maximum that is allowed by this plan.\n> \n> The clause is intended to define site areas, and to make other provisions, so as to allow reasonable and equitable sharing of floor space in buildings and, in particular, to prevent an artificial increase in the maximum floor space area allowed in a building through the manipulative addition to its site area of land—\n> \n> > (a) that has no, or no substantial, connection to the development proposed, or\n> \n> > (b) that has already been included as part of a site area to obtain floor space in another building.\n> \n> > (1) Floor space ratio The floor space ratio of buildings on a site is the ratio of the total floor space area of all buildings within the site to the site area.\n> \n> > (2) Site area In applying a floor space ratio for the purpose of determining a development application, the site area is taken to be—\n> > \n> > > (a) if the application proposes development on only one lot, the area of that lot after excluding any land that is a street, a public place, a public reserve or community land, or\n> > \n> > > (b) if the application proposed development on two or more lots, the largest area of contiguous land on which the development is proposed, excluding any land that is a street, a public place, a public reserve or community land, or\n> > \n> > > (c) despite paragraphs (a) and (b), if the proposed development is only on land comprised of a street, a public place, a public reserve or community land (or any combination of them), so much of that land as will be occupied by a building that will be erected or physically affected by the proposed development.\n> \n> > (3) Excluded land The following land must be excluded from the site area—\n> > \n> > > (a) land on which the proposed development is not allowed, whether by this plan or a covenant or for any other reason,\n> > \n> > > (b) any land that is the site of a building that is a heritage item, if—\n> > > \n> > > > (i) heritage floor space has been awarded under this plan in relation to the building, or\n> > > \n> > > > (ii) the consent authority is not satisfied that the item will be restored, where the condition of the building is such as to require restoration, in accordance with a conservation management plan approved by the Council.\n> \n> > (4) The consent authority may exclude from the site area land that is the site of an existing building (not being a heritage item) that was erected more than 10 years before the making of the development application concerned and that is proposed to be retained after the proposed development has been carried out, if the consent authority is not satisfied that the building will be appropriately refurbished or otherwise upgraded to a reasonable condition within a reasonable time, which may require provision or enhancement of access to, or across the site of, the building for pedestrians or vehicles, or both.\n> \n> > (5) Land divided in strata An area within a lot wholly or partly superimposed on another lot is not to be included more than once in calculating a site area.\n> \n> > (6) In applying a floor space ratio to a site, all floor space area within the vertical projection of the boundaries of a site is to be included in the calculation, whether or not the development application relates to all of the buildings in which that floor space area is situated.\n> \n> > (7) Covenants to prevent “double dipping” When consent is granted to the erection of a building on a development site comprised of two or more lots, a condition of the consent may require a covenant to be registered that prevents the creation of floor space area on a lot (the restricted lot) if the consent authority is satisfied that an equivalent quantity of floor space area will be created on another lot only because the site included the restricted lot.\n> \n> > (8) Covenants affect consolidated sites If—\n> > \n> > > (a) a covenant of the kind referred to in subclause (7) registered before or after the commencement of this clause applies to any land (affected land), and\n> > \n> > > (b) a development application relates to the affected land and other land that together comprise a development site,\n> > \n> > the maximum amount of floor space area allowed on the other land by the floor space ratio fixed for the development site by this plan is reduced by the quantity of floor space area the covenant prevents being created on the affected land.\n> \n> > (9) Definitions In this clause—\n> > \n> > community land has the same meaning as in the [Local Government Act 1993](/view/html/inforce/current/act-1993-030).\n> > \n> > lot means a lot in a current plan, within the meaning of the [Conveyancing Act 1919](/view/html/inforce/current/act-1919-006).\n> > \n> > site, in relation to a development application, means the land to which the application relates.\n> \n> > (10) A reference in this clause to a building includes a reference to existing buildings and a proposed building or proposed buildings, and any combination of them.","sortOrder":83},{"sectionNumber":"59","sectionType":"section","heading":"Floor space ratio for historic clubs","content":"#### 59 Floor space ratio for historic clubs\n\n59 Floor space ratio for historic clubs\n\n> > (1) This clause applies to a building owned and occupied by a club that, in the opinion of the consent authority—\n> > \n> > > (a) has a long and historic association with its site, and\n> > \n> > > (b) provides and has traditionally provided accommodation in that building, and\n> > \n> > > (c) does not derive a substantial proportion of its income from gaming.\n> \n> > (2) When calculating the floor space ratio of a building to which this clause applies for the purposes of proposed development, the consent authority may exclude from the floor space area of the building the floor space occupied by the club at the commencement of this plan if the consent authority is satisfied that the club will operate within the building after the development has been carried out. The maximum amount of floor space that may be deducted is an amount equivalent to twice the site area.\n> \n> > (3) This clause applies to a heritage item only if the consent authority is satisfied that the proposed development of the heritage item is sympathetic to the heritage significance of the item.","sortOrder":84},{"sectionNumber":"60","sectionType":"section","heading":"Objectives for the award and allocation of heritage floor space","content":"#### 60 Objectives for the award and allocation of heritage floor space\n\n60 Objectives for the award and allocation of heritage floor space\n\n> The objectives of this plan in relation to the award and allocation of heritage floor space are—\n> \n> > (a) to assist and encourage the conservation and on-going maintenance of heritage items within Central Sydney through the award of heritage floor space, and\n> \n> > (b) to promote achievement of the objectives of the heritage provisions in this plan.","sortOrder":85},{"sectionNumber":"61","sectionType":"section","heading":"Award of heritage floor space","content":"#### 61 Award of heritage floor space\n\n61 Award of heritage floor space\n\n> > (1) When consent is granted for development that the consent authority is satisfied will consist of or include the conservation of a heritage item within Central Sydney, the consent authority may make the owner of the heritage item or a person nominated by the owner an award of heritage floor space.\n> \n> > (2) Heritage floor space may be awarded only if the consent authority is satisfied that, through the registration of a covenant on the title to the site of the heritage item concerned, future development will not increase the total floor space area or height of the heritage item.\n> \n> > (3) Heritage floor space cannot be awarded in relation to a heritage item if—\n> > \n> > > (a) the whole or part of the area occupied by the heritage item has been or is included as site area for the purpose of calculating the floor space ratio for another building, or\n> > \n> > > (b) an amount of floor space that may be or has been allowed to be created in another building has previously been awarded in respect of the heritage item under this clause or another heritage conservation incentive scheme administered by the consent authority.\n> \n> > (4) Any heritage or other floor space awarded under such an incentive scheme is taken to be heritage floor space awarded for the purposes of this plan whether or not it was allocated for use in a building before the commencement of this plan.\n> \n> > (5) Details of all heritage floor space awarded are to be entered in a register maintained by the Council, but only after conservation works in accordance with a conservation management plan for the heritage item concerned that has been approved by the Council or the Central Sydney Planning Committee have been completed to the satisfaction of the Council or the Central Sydney Planning Committee.\n> \n> > (6) Once heritage floor space awarded in respect of a heritage item has been entered in that register, no amount of the site of the heritage item can be included as site area for the purpose of calculating the floor space ratio for buildings on a site that includes any land outside the site of the heritage item.","sortOrder":86},{"sectionNumber":"62","sectionType":"section","heading":"Allocation of heritage floor space","content":"#### 62 Allocation of heritage floor space\n\n62 Allocation of heritage floor space\n\n> > (1) Consent may be granted to development on a site within the City Centre zone in Area A1, A2 or B shown on the Central Sydney Floor Space Ratio Map that will result in a building that exceeds 55 metres in height with a floor space ratio that exceeds the floor space ratio (without allocation of heritage floor space) shown for the site on the Central Sydney Floor Space Ratio Map, but only if the consent authority is satisfied that the appropriate amount of heritage floor space will be allocated to the site, whether because of a condition of the consent or otherwise.\n> \n> > (2) The appropriate amount of heritage floor space for a site is—\n> > \n> > > (a) half the difference between the maximum floor space area for the site, calculated by reference to the floor space ratio (without heritage floor space) as shown on the Central Sydney Floor Space Ratio Map, and the total floor space area of all buildings on the site after the development has been carried out in accordance with the consent, up to the maximum floor space ratio (with heritage floor space) for the site as shown on that map, and\n> > \n> > > (b) any floor space which exceeds the maximum allowed for the site by clause 54 or 55.\n> \n> > (3) When proposed development has undergone a design competition and, in the opinion of the consent authority, achieves design excellence, the consent authority may allow a reduction of heritage floor space that needs to be allocated to the site of that development.","sortOrder":87},{"sectionNumber":"63","sectionType":"section","heading":"Significant public benefit","content":"#### 63 Significant public benefit\n\n63 Significant public benefit\n\n> > (1) Consent may be granted to development that creates floor space that will be used to provide a significant public benefit, without the allocation of heritage floor space that would be required to be allocated to the site in the absence of this clause.\n> \n> > (2) Floor space is used to provide a significant public benefit for the purposes of this clause if the floor space is used—\n> > \n> > > (a) for an historic club, or\n> > \n> > > (b) for a cinema, recital hall or theatre for use by the public, or\n> > \n> > > (c) for a mid-block pedestrian connection required by this plan,\n> > \n> > but only if, in the opinion of the consent authority, the use is appropriate to its location and meets an important need in the city.","sortOrder":88},{"sectionNumber":"64","sectionType":"section","heading":"Objectives for car parking controls","content":"#### 64 Objectives for car parking controls\n\n64 Objectives for car parking controls\n\n> The objectives of the car parking controls of this Part are—\n> \n> > (a) to acknowledge that public transport is the most important and efficient means of moving people to and within Central Sydney, and\n> \n> > (b) to encourage commuting by public transport to Central Sydney in order to reduce the number of motor vehicles travelling through and to Central Sydney, and to improve overall environmental quality and pedestrian amenity, and\n> \n> > (c) to improve the attractiveness and competitiveness of Central Sydney for retail and commercial activities by providing a reasonable level of tenant and short-stay public car parking whilst discouraging commuter car parking, and\n> \n> > (d) to encourage residential development in Central Sydney, and\n> \n> > (e) to minimise adverse urban design impacts, in particular by discouraging the provision of above ground parking, and\n> \n> > (f) to minimise adverse traffic impacts, in particular conflicts between pedestrian and vehicular traffic, and\n> \n> > (g) to discourage the provision of public car parking, and\n> \n> > (h) to ensure that tenant car parks are not occupied by persons other than occupiers of the building or land on which the car park is situated.","sortOrder":90},{"sectionNumber":"65","sectionType":"section","heading":"Tenant car parking provisions","content":"#### 65 Tenant car parking provisions\n\n65 Tenant car parking provisions\n\n> > (1) Car parking provided in connection with a building must not result in any maximum set out in the following Table being exceeded, except in a case to which subclause (2) applies and results in a greater number—\n> > \n> > Maximum car parking\n> > \n> > | Type of proposed use | Maximum parking on site spaces permitted |\n> > | Dwelling-houses | 2 spaces per dwelling-house |\n> > | Residential buildings (including housing for aged persons)— |  |\n> > | Studio apartments/bedsitters | 1 space per 4 studio apartments/bedsitters |\n> > | 1 bedroom apartments | 1 space per 2 apartments |\n> > | 2 bedroom apartments | 1 space per apartment plus 1 additional space per 5 apartments |\n> > | Apartments with 3 or more bedrooms | 2 spaces per apartment |\n> > | Hotels and clubs | 1 space per 5 bedrooms4 spaces per 100 square metres of function room area |\n> > | Cinemas, theatres and recital halls | 1 space per 7 seats |\n> > | Serviced apartments | 1 space per 4 studio apartments/bedsitters1 space per 2 one-bedroom apartments1.2 spaces per two or more bedroom apartment |\n> > | Other uses |  |\n> > \n> > Note.\n> > \n> > Parking for service and delivery vehicles, motorcycle parking, bicycle parking and car parking for people with mobility impairment should comply with the provisions of the relevant development control plan.\n> \n> > (2) The number of tenant car parking spaces that will be available for use in connection with an existing building to which a development application relates is not to exceed the total of the maximum amounts allowed for each particular use that will be allowed in the building, in accordance with the following formula—\n> > \n> > ![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g2.gif)\n> \n> > (3) Clause 10 applies to a requirement made by subclause (2), but subject to subclauses (4)–(8). Before granting a consent pursuant to clause 10, the consent authority must be satisfied that different uses of parking spaces in the building will, as nearly as practicable, conform to the proportions specified in the Table to the subclause (1).\n> \n> > (4) The consent authority may grant a consent that allows car parking spaces for a use in excess of the number allowed under subclause (2) only if—\n> > \n> > > (a) on-site tenant car parking, for the same use, is lawfully occurring for a number of car parking spaces in excess of that allowed by subclause (2), and\n> > \n> > > (b) the proposed car parking in excess of that allowed by subclause (2) is to be used only for tenant car parking and parking of vehicles providing services to the occupants of the building, and not for public car parking, and\n> > \n> > > (c) the consent authority is satisfied that the proposed car parking in excess of that allowed by subclause (2) will not cause adverse urban design and traffic impacts.\n> \n> > (5) The number of car parking spaces calculated in accordance with subclause (2) is to be—\n> > \n> > > (a) exclusive of parking for service and delivery vehicles, and motorcycle and bicycle parking, and\n> > \n> > > (b) inclusive of car parking for people with mobility impairment, provided in accordance with the relevant Australian Standard, and visitor car parking.\n> \n> > (6) Consent for car parking spaces for a cinema, theatre or recital hall is to be granted by the consent authority only after it has considered the location and availability of existing public car parking and public transport in the vicinity of the proposed cinema, theatre or recital hall. Any car parking allowed specifically for the purpose of a cinema, theatre or recital hall may, with consent, also be used for short-stay parking for other purposes, but only during the hours of 9.30 am to 6 pm.\n> \n> > (7) Car parking spaces provided for use in connection with the use of function areas in hotels are to be available only to patrons to park in while using the function facilities and must not be used for public car parking.\n> \n> > (8) Consent must not be granted for development that includes tenant car parking, unless conditions of the consent provide that the tenant car parking must not be used or occupied by any person, other than a person who resides or works in or visits a tenant of the building on a temporary basis, in the building or on the land in or on which the car park is located.\n> \n> > (9) A maximum number of car spaces set by this clause is to be rounded up to the nearest whole number if it is not a whole number.\n> \n> **cl 65:** Am 2006 No 58, Sch 2.64 \\[1\\].","sortOrder":91},{"sectionNumber":"66","sectionType":"section","heading":"Public car parking restrictions","content":"#### 66 Public car parking restrictions\n\n66 Public car parking restrictions\n\n> > (1) Restrictions that apply in all cases Before granting consent to development for the purpose of any public car parking, the consent authority must be satisfied that the public car parking—\n> > \n> > > (a) will not prejudice attaining the objectives of this Part, and\n> > \n> > > (b) will not encourage commuter car parking nor reduce the proportion of public transport users travelling to the city each day, and\n> > \n> > > (c) will be used for short-stay public car parking only that is regulated by a restriction in opening hours or fee structure, or both, and\n> > \n> > > (d) will be located underground, and\n> > \n> > > (e) will be included for the purpose of calculating floor space ratio in the floor space area of the building in which it is situated, and\n> > \n> > > (f) will be consistent with, and does not compromise, high quality urban design of buildings on the land and adjacent to the land on which it is situated, and\n> > \n> > > (g) is not likely to cause or increase adverse pedestrian impacts or local or city-wide vehicular traffic impacts, and\n> > \n> > > (h) in the opinion of the consent authority, is not likely to cause or contribute to an unacceptable level of vehicle saturation of intersections in the vicinity, or an unacceptable reduction of environmental capacity of roads in the vicinity, of the public car park.\n> \n> > (2) New public car parks Consent may be granted to development for the purpose of public car parking on land where no public car parking already exists, but only where the consent authority is satisfied that the public car parking directly services major retail, cultural, recreational or entertainment uses which, in the opinion of the consent authority, are not reasonably or adequately serviced by either—\n> > \n> > > (a) public transport (either existing or planned), or\n> > \n> > > (b) existing public car parking.\n> \n> > (3) Existing tenant car parks Without affecting subclause (2), consent may be granted to development for the purpose of public car parking on land on which tenant car parking already lawfully exists, but only to the extent of converting to public car parking any car spaces that are in excess of the maximum number of parking spaces allowed by clause 65 (1).\n> \n> > (4) Existing public car parks Consent may be granted to development for the purpose of public car parking on land on which public car parking already lawfully exists, but only where the consent authority is satisfied that—\n> > \n> > > (a) the development will not result in more public car parking spaces on the land than already lawfully exist, and\n> > \n> > > (b) the floor space area of all public car parking on the land does not exceed the floor space area of the existing public car parking on the land.","sortOrder":92},{"sectionNumber":"67","sectionType":"section","heading":"Objectives","content":"#### 67 Objectives\n\n67 Objectives\n\n> The objectives of the heritage provisions are—\n> \n> > (a) to conserve the heritage of Central Sydney, and\n> \n> > (b) to integrate heritage conservation into the planning and development control processes, and\n> \n> > (c) to provide for public involvement in heritage conservation, and\n> \n> > (d) to ensure that any development does not adversely affect the heritage significance of heritage items, and\n> \n> > (e) to provide greater certainty in the management of the heritage of Central Sydney, and\n> \n> > (f) to encourage high quality design and the continued use or adaptive re-use of heritage items.","sortOrder":94},{"sectionNumber":"68","sectionType":"section","heading":"Consent required for certain development","content":"#### 68 Consent required for certain development\n\n68 Consent required for certain development\n\n> > (1) The following development may be carried out only with development consent—\n> > \n> > > (a) demolition of a heritage item or building in a heritage streetscape,\n> > \n> > > (b) structural or non-structural alterations to the exterior or interior of a heritage item,\n> > \n> > > (c) structural or non-structural alterations to the exterior of a building in a heritage streetscape that is not a heritage item,\n> > \n> > > (d) erection of a sign or advertising structure on a heritage item,\n> > \n> > > (e) erection of a building on the site of a heritage item or building in a heritage streetscape,\n> > \n> > > (f) subdivision of a site of a heritage item.\n> \n> > (2) However, development consent is not required by this clause if—\n> > \n> > > (a) the proposed development is maintenance or is of a minor nature and, in the opinion of the consent authority, will not adversely affect the heritage significance of the heritage item concerned or of the heritage streetscape concerned, or\n> > \n> > > (b) the proposed development is consistent with a heritage conservation plan that has been approved by the consent authority, if it involves a heritage item, or\n> > \n> > > (c) in the opinion of the consent authority, the proposed development is required as a matter of urgency to ensure public safety.\n> \n> > (3) A reference to the consent authority in subclause (2) is a reference to the person who would be the consent authority if consent were required.","sortOrder":95},{"sectionNumber":"69","sectionType":"section","heading":"Consent authority must have regard to heritage conservation","content":"#### 69 Consent authority must have regard to heritage conservation\n\n69 Consent authority must have regard to heritage conservation\n\n> The consent authority must not grant consent to a development application involving a heritage item unless it has taken into consideration—\n> \n> > (a) the heritage significance of the heritage item concerned, and\n> \n> > (b) the extent to which the carrying out of the proposed development would affect the heritage significance of the heritage item and any historic subdivision pattern in the locality, and\n> \n> > (c) the heritage inventory assessment report prepared in relation to the heritage item, and\n> \n> > (d) any conservation management plan or heritage impact statement required by the consent authority, and\n> \n> > (e) any plan of management required by the consent authority, and\n> \n> > (f) the provisions of any relevant development control plan or policy adopted by the Council, and\n> \n> > (g) the heritage significance of the interiors of any heritage item concerned.","sortOrder":96},{"sectionNumber":"70","sectionType":"section","heading":"Definition of “materially affects” for the purposes of clauses 71–73","content":"#### 70 Definition of “materially affects” for the purposes of clauses 71–73\n\n70 Definition of “materially affects” for the purposes of clauses 71–73\n\n> > (1) For the purposes of clauses 71–73, development on land that comprises or includes the site of a heritage item materially affects the item only if—\n> > \n> > > (a) it will reduce or increase the building envelope occupied by the item, or\n> > \n> > > (b) it will be carried out within the airspace above the building envelope occupied by the item.\n> \n> > (2) However, development does not materially affect a heritage item if, in the opinion of the consent authority, the proposed development will not adversely affect the heritage significance of the heritage item concerned.","sortOrder":97},{"sectionNumber":"71","sectionType":"section","heading":"Floor space ratio of heritage items","content":"#### 71 Floor space ratio of heritage items\n\n71 Floor space ratio of heritage items\n\n> > (1) The maximum floor space ratio for a heritage item is the floor space ratio of the item when this plan commenced, except as provided by subclauses (2), (3) and (4).\n> \n> > (2) After considering the matters specified in clause 69, the consent authority may consent to development that will result in that maximum floor space ratio being exceeded, only if—\n> > \n> > > (a) the proposed development will not materially affect a heritage item, and\n> > \n> > > (b) the proposed development involves mainly internal building work or minor additions, and\n> > \n> > > (c) the proposed development is on part of the site not occupied by any existing building of heritage significance, and\n> > \n> > > (d) the floor space ratio complies with clause 54.\n> \n> > (3) The consent authority, after considering the matters specified in clause 69, may consent to development that will materially affect a heritage item and that will result in that maximum floor space ratio being exceeded, but only if the consent authority complies with clauses 72 and 73.\n> \n> > (4) However, subclauses (2) and (3) do not apply so as to allow consent to be granted for development of land that consists of or includes the site of a heritage item that will result in the floor space ratio specified for the land elsewhere in this Chapter being exceeded.","sortOrder":98},{"sectionNumber":"72","sectionType":"section","heading":"Development that would materially affect a heritage item","content":"#### 72 Development that would materially affect a heritage item\n\n72 Development that would materially affect a heritage item\n\n> The consent authority must not grant consent for development that will materially affect a heritage item unless it is satisfied that—\n> \n> > (a) the item, or the part of the item, affected is not of such heritage significance or landmark value that the proposed development would diminish the heritage of the City of Sydney, and\n> \n> > (b) the proposed development exhibits design excellence and is superior in quality to the existing heritage item, and\n> \n> > (c) the proposed development would make a contribution to the quality of the public domain of the City of Sydney superior to that made by the existing heritage item, and\n> \n> > (d) in the case of partial demolition, the proposed development would conserve the heritage significance (and would not prejudice the continued heritage item status) of the item, would facilitate its continued use or adaptive reuse, and would contribute to the ongoing conservation of the heritage item, or the affected part of the item that will be retained, and\n> \n> > (e) in the case of complete demolition, the retention of the heritage item would render the site on which it is located incapable of viable continued use or adaptive reuse.","sortOrder":99},{"sectionNumber":"73","sectionType":"section","heading":"Process for major changes to heritage items","content":"#### 73 Process for major changes to heritage items\n\n73 Process for major changes to heritage items\n\n> > (1) This clause applies to development that will materially affect a heritage item, but only if the development involves—\n> > \n> > > (a) demolition that will result in a reduction by more than 35% of the building envelope of the heritage item, or\n> > \n> > > (b) increasing the size of that building envelope by more than 20%, or\n> > \n> > > (c) building over more than 20% of the footprint of that building envelope within the airspace above the item, but not within the airspace next to the item.\n> \n> > (2) The consent authority must not grant consent for development to which this clause applies until after the consent authority—\n> > \n> > > (a) has appointed a committee to examine and advise on the merits of the proposal, and\n> > \n> > > (b) is satisfied that the appointed committee has followed an appropriate public process for the purpose of that examination, and\n> > \n> > > (c) has considered the advice of the committee.\n> \n> > (3) The consent authority may waive the requirement made by subclause (2) if the development is the subject of a development plan and the design of the development has been arrived at through a competitive process.\n> \n> > (4) Nothing prevents the processes identified in subclause (2) being undertaken in respect of development to which this clause does not apply.","sortOrder":100},{"sectionNumber":"74","sectionType":"section","heading":"Development within the vicinity of a heritage item","content":"#### 74 Development within the vicinity of a heritage item\n\n74 Development within the vicinity of a heritage item\n\n> The consent authority, when considering an application for development within the vicinity of a heritage item, must take into account the impact of the proposed development on the heritage significance of the heritage item.","sortOrder":101},{"sectionNumber":"75","sectionType":"section","heading":"Development of potential archaeological sites","content":"#### 75 Development of potential archaeological sites\n\n75 Development of potential archaeological sites\n\n> The consent authority may grant a consent required by this Part for the carrying out of development on a potential archaeological site only if it has considered an archaeological assessment of how the proposed development would affect the conservation of the site and any relic known or reasonably likely to be located at the site.","sortOrder":102},{"sectionNumber":"76","sectionType":"section","heading":null,"content":"#### 76\n\n76 (Repealed)","sortOrder":103},{"sectionNumber":"Part 7","sectionType":"part","heading":"Special Areas","content":"# Part 7 Special Areas\n\nPart 7 Special Areas","sortOrder":105},{"sectionNumber":"77","sectionType":"section","heading":"Objectives for the controls for Special Areas","content":"#### 77 Objectives for the controls for Special Areas\n\n77 Objectives for the controls for Special Areas\n\n> The objectives for the controls for Special Areas are—\n> \n> > (a) to protect Special Areas from development incompatible with the particular character and significance of each Special Area and to retain and enhance its unique character, and\n> \n> > (b) to reinforce the distinctive attributes and qualities of the built form of Special Areas by ensuring that development has regard to the fabric and prevailing character of each Area in scale, proportions, street alignment, materials and finishes, and\n> \n> > (c) to conserve and protect heritage items and their settings, and\n> \n> > (d) to maintain a high level of daylight access to streets, lanes, parks and other public domain spaces, and\n> \n> > (e) to encourage active street frontages to the public domain, and\n> \n> > (f) to conserve, maintain and enhance existing views and vistas to buildings and places of historic and aesthetic significance within Special Areas.","sortOrder":106},{"sectionNumber":"78","sectionType":"section","heading":"Identification of Special Areas","content":"#### 78 Identification of Special Areas\n\n78 Identification of Special Areas\n\n> Special Areas are considered to be of significance in terms of the heritage conservation, urban design and planning management of Central Sydney and are shown on the Central Sydney Special Areas Map.","sortOrder":107},{"sectionNumber":"79","sectionType":"section","heading":"Objectives for each Special Area","content":"#### 79 Objectives for each Special Area\n\n79 Objectives for each Special Area\n\n> The consent authority, in considering a development application for land in a Special Area, must have regard to the following matters—\n> \n> > (a) the development plan provisions of this plan,\n> \n> > (b) the objectives for the controls for Special Areas set out in clause 77,\n> \n> > (c) the character statement and the specific objectives for the Special Area, as set out in Schedule 6,\n> \n> > (d) the Central Sydney Heritage Inventory maintained by the Council, and any conservation management plan, heritage impact statement or urban design study required by the consent authority,\n> \n> > (e) any plan of management required by the consent authority,\n> \n> > (f) the provisions of any relevant development control plan or policy adopted by the Council.","sortOrder":108},{"sectionNumber":"Part 8","sectionType":"part","heading":null,"content":"# Part 8\n\nPart 8\n\n80, 81 (Repealed)\n\n**ch 2, pt 8:** Rep 2020 (667), Sch 1.5\\[1\\].\n\n**cl 80:** Rep 2020 (667), Sch 1.5\\[1\\].\n\n**cl 81:** Rep 2008 (571), Sch 3.168 \\[1\\].","sortOrder":109},{"sectionNumber":"82","sectionType":"section","heading":"Requirement for development consent","content":"#### 82 Requirement for development consent\n\n82 Requirement for development consent\n\n> > (1) Development may be carried out within Ultimo-Pyrmont only with development consent, except as provided by subclause (2).\n> \n> > (2) Consent is not required for development that may be carried out on land within Ultimo-Pyrmont as exempt development because of [State Environmental Planning Policy No 60—Exempt and Complying Development](/view/html/repealed/current/epi-2000-0093).","sortOrder":111},{"sectionNumber":"83","sectionType":"section","heading":"Effect of planning principles and zone objectives","content":"#### 83 Effect of planning principles and zone objectives\n\n83 Effect of planning principles and zone objectives\n\n> > (1) The consent authority, before consenting to development, must—\n> > \n> > > (a) have regard to the planning principles for Ultimo-Pyrmont that are relevant to the proposed development, and\n> > \n> > > (b) take into consideration that the aim of this Chapter is that development should be consistent with those planning principles, and\n> > \n> > > (c) be satisfied that carrying out the proposed development will be consistent with attaining the objectives of the zone in which it will be carried out.\n> \n> > (2) The consent authority, before granting consent for development, must also have regard to the Ultimo-Pyrmont Urban Development Plan endorsed by the Council on 25 March 2004, copies of which are available from the office of the Council.","sortOrder":112},{"sectionNumber":"84","sectionType":"section","heading":"Planning principles for Ultimo-Pyrmont","content":"#### 84 Planning principles for Ultimo-Pyrmont\n\n84 Planning principles for Ultimo-Pyrmont\n\n> > (1) Role and land use activities The planning principles for Ultimo-Pyrmont’s role and land use activities are as follows—\n> > \n> > > (a) Development in Ultimo-Pyrmont is to provide for a significant increase in residential population in a mixed-use development pattern also accommodating employment, educational and other uses.\n> > \n> > > (b) Because land values in Ultimo-Pyrmont may reasonably be expected to increase when land in Ultimo-Pyrmont is developed in accordance with this plan, development is to provide affordable housing to ensure that low to moderate income households may continue to be able to live in Ultimo-Pyrmont.\n> > \n> > > (c) Where possible, development is to make use of existing under-utilised buildings and large areas of land which are either vacant or occupied by out of date facilities.\n> > \n> > > (d) Development is to take full advantage of the existing facilities, proximity to Darling Harbour, Central Station and other facilities of the City centre, and the extensive Pyrmont waterfront.\n> > \n> > > (e) Retail development providing for the full range of neighbourhood needs is to be encouraged.\n> > \n> > > (f) Uses at the ground level of buildings fronting the public domain should complement the functions of the public domain.\n> \n> > (2) Residential development The planning principles for Ultimo-Pyrmont’s residential development are as follows—\n> > \n> > > (a) A diverse housing stock is to be developed in Ultimo-Pyrmont to cater for all households, including singles, couples, families, groups, the elderly, the disabled and lower income earners.\n> > \n> > > (b) A mixture of dwelling types and sizes should be provided to enable a diverse community and promote housing choice.\n> > \n> > > (c) High quality housing with adequate facilities and sustainable design is to be developed to encourage long-term residents and achieve urban consolidation.\n> \n> > (3) Social issues The planning principles for addressing social issues in Ultimo-Pyrmont are as follows—\n> > \n> > > (a) A range of services and facilities should be provided to meet the needs of the existing and new residents and workers, including retail, leisure, recreational and welfare facilities that promote the health and well-being of the community and recognise its cultural and ethnic diversity.\n> > \n> > > (b) Urban design is to enhance the conviviality and sense of place of Ultimo-Pyrmont and reflect the character and heritage of Ultimo-Pyrmont.\n> > \n> > > (c) Development is to enable surveillance and to enhance street level activity to increase actual and perceived security.\n> > \n> > > (d) Development is to enhance the creation of a community with diverse residents through the provision of a range of dwelling unit types and sizes.\n> > \n> > > (e) The needs of existing and future communities, including needs for social facilities and services are to be accommodated.\n> \n> > (4) Urban design The planning principles for urban design in Ultimo-Pyrmont are as follows—\n> > \n> > > (a) Building heights are to reflect and emphasise the topography of Ultimo-Pyrmont by increasing in height as distance increases from the nearest waterfront. Building heights should allow a reasonable sharing of distant views from buildings by their occupants.\n> > \n> > > (b) The heights and scale of buildings are to form a transition between the high-rise buildings in the City and low-rise buildings in the suburbs adjoining Ultimo-Pyrmont.\n> > \n> > > (c) The heights and scale of new buildings are to respect existing buildings in the locality, particularly heritage items and buildings in conservation areas.\n> > \n> > > (d) The heights and form of buildings are to take account of visual impact, solar access, wind impact and, where appropriate, the privacy of residences, in order to contribute to a high quality of environmental amenity in intensively used parts of the public domain and in residential areas.\n> > \n> > > (e) Buildings fronting the public domain should have appropriate height, bulk, finish and street alignment so as to enhance its quality by complementing its character. In general the scale of street facades must be appropriate to the width of adjoining streets or lanes, adjoining heritage items or other contextual elements.\n> > \n> > > (f) Higher buildings may be accommodated—\n> > > \n> > > > (i) if they will emphasise existing or former high points in the natural ground level on Distillery Hill, Pyrmont Point, Darling Island and adjoining the CSR Stables, they will reflect the former vertical smoke-stack elements of the Pyrmont Point Power Station, or\n> > > \n> > > > (ii) if they will provide a suitable axial focal point in the vista down to Liverpool Street,\n> > > \n> > > and they will not compromise the environmental amenity and general scale of buildings in their locality.\n> > \n> > > (g) Development on the waterfront and on adjoining land is to maximise the environmental quality of those parts of the peninsula for all users.\n> \n> > (5) Public domain The planning principles for Ultimo-Pyrmont’s public domain are as follows—\n> > \n> > > (a) Public recreation areas are to provide for a range of recreational opportunities for the residents of and workers within Ultimo-Pyrmont.\n> > \n> > > (b) Coordinated pedestrian and cycling networks are to be provided throughout Ultimo-Pyrmont and to link with the City centre and suburbs adjoining Ultimo-Pyrmont. Access to major natural features such as foreshores and escarpments are to be included.\n> > \n> > > (c) The passage of through motor traffic in residential areas and areas of pedestrian and cycling priority is to be discouraged.\n> \n> > (6) Education Development relating to educational establishments should be based on strategies for their growth and response to technological and other changes, and their integration with surrounding development.\n> \n> > (7) Leisure and recreation Full advantage is to be taken of the leisure and recreation facilities and the public open space in the City centre and in surrounding areas (particularly in Ultimo-Pyrmont) and the use of Sydney Harbour for leisure and recreation. Public access to the entire foreshore in Ultimo-Pyrmont is to be provided. Opportunities for waterfront and water-based recreation and tourism activities, compatible with adjoining land uses, are to be provided.\n> \n> > (8) Heritage The items and areas of heritage significance in Ultimo-Pyrmont are to be conserved and enhanced. New development is to complement the character of heritage items and conservation areas. The re-use of heritage buildings through adaptation and modification is to be encouraged.\n> \n> > (9) Movement and parking The planning principles for movement and parking within Ultimo-Pyrmont are as follows—\n> > \n> > > (a) A range of housing and work, leisure and service facilities is to be provided in Ultimo-Pyrmont so that the need for travel is minimised.\n> > \n> > > (b) A high degree of accessibility is to be provided to places in and outside Ultimo-Pyrmont for both able and disabled persons. Walking, cycling and use of public transport are to be encouraged as the means of movement.\n> > \n> > > (c) Development in Ultimo-Pyrmont is to facilitate the provision and operation of a comprehensive regional public transport network.\n> > \n> > > (d) Development, particularly employment related development, is to be within the capacities of existing and proposed public transport and arterial road systems.\n> > \n> > > (e) The provision for vehicular movement is to be consistent with the development of a high-quality pedestrian environment within the street system.\n> > \n> > > (f) Parking controls are to support public transport strategies of the Government and to reflect road network capacities.\n> \n> > (10) Implementation and phasing Development is to contribute towards the efficient use of Ultimo-Pyrmont’s existing infrastructure and towards the provision of physical and social infrastructure as part of the development process, in accordance with the provisions of the Act.","sortOrder":114},{"sectionNumber":"85","sectionType":"section","heading":"Zones in Ultimo-Pyrmont","content":"#### 85 Zones in Ultimo-Pyrmont\n\n85 Zones in Ultimo-Pyrmont\n\n> > (1) Land in Ultimo-Pyrmont is within one of the following zones—\n> > \n> > > (a) Residential,\n> > \n> > > (b) Residential-Business,\n> > \n> > > (c) Public Recreation.\n> \n> > (2) The zoning of land is shown on the Ultimo-Pyrmont Zoning Map.\n> \n> > (3) Development for the purposes of roads, rail and light rail transport undertakings and facilities, fire stations and other emergency services facilities, and public utility undertakings are permissible in any zone.","sortOrder":116},{"sectionNumber":"86","sectionType":"section","heading":"Residential zone","content":"#### 86 Residential zone\n\n86 Residential zone\n\n> > (1) The only uses permissible in this zone are—\n> > \n> > > (a) residential development, and\n> > \n> > > (b) open space, and\n> > \n> > > (c) recreational facilities, and\n> > \n> > > (d) community facilities, and\n> > \n> > > (e) non tertiary educational establishments, and\n> > \n> > > (f) small scale restaurants, and\n> > \n> > > (g) retail outlets, and\n> > \n> > > (h) use of premises for commercial undertakings and professional services to serve the neighbourhood, and\n> > \n> > > (i) public utility undertakings, and\n> > \n> > > (j) other uses that the consent authority is satisfied are strictly consistent with the zone objectives.\n> \n> > (2) The objectives of this zone are—\n> > \n> > > (a) to protect existing residential areas and identify future residential areas, and\n> > \n> > > (b) to ensure that land within the zone is primarily used for residential purposes, and\n> > \n> > > (c) to limit the range, scale and locations of non-residential uses to ensure that they are compatible with residential amenity and primarily serve local residents, and\n> > \n> > > (d) to prohibit tourist development in residential areas (including serviced apartments, hotels and associated tourist facilities) and to prohibit brothels, and\n> > \n> > > (e) to limit advertising to a level compatible with the creation of a high-quality residential and mixed-use area.\n> \n> > (3) Non-residential uses are not to be located above the ground floor level of buildings in this zone, except where Activity Strips (as referred to in clause 90) are indicated on the Ultimo-Pyrmont Zoning Map, in which case non-residential uses are also permissible on the first floor.","sortOrder":117},{"sectionNumber":"87","sectionType":"section","heading":"Residential-Business zone","content":"#### 87 Residential-Business zone\n\n87 Residential-Business zone\n\n> > (1) Only uses that the consent authority is satisfied are consistent with one or more of the zone objectives are permissible in this zone.\n> \n> > (2) The objectives of this zone are—\n> > \n> > > (a) to promote a wide range of uses, particularly business development including tourist, leisure, commercial, retail and office development consistent with Ultimo-Pyrmont’s proximity to the Sydney CBD, harbour locations and transport infrastructure, and\n> > \n> > > (b) to accommodate residential development to a level compatible with adjoining business uses and consistent with the objective of creating a mixed-use area, and\n> > \n> > > (c) to accommodate uses which generate employment opportunities and provide facilities and services that enable people to live and work in the same community, and\n> > \n> > > (d) to ensure that the total amount of employment-generating development is compatible with the traffic capacity of Ultimo-Pyrmont and adjoining areas, and\n> > \n> > > (e) to encourage sustainable transport modes for journeys to work and other trips, including walking, cycling and all forms of public transport, and\n> > \n> > > (f) to limit advertising to a level compatible with the creation of a high-quality mixed-use area.\n> \n> > (3) Consent is to be granted to development within this zone only if the consent authority is satisfied that carrying out the proposed development will be consistent with the planning principles for Ultimo-Pyrmont, particularly residential provision and amenity.\n> \n> > (4) Residential development within this zone is not to be located or designed so that the amenity of the development is adversely affected, by an adjoining or nearby use, to a level that is considered inappropriate by the consent authority due to excessive noise or odour or any similar environmental impact.\n> \n> > (5) Residential development (other than for the purpose of dwellings for employees of a business use located on the same site) is prohibited on land within this zone that is identified by the words “Non-Residential Development” on the Ultimo-Pyrmont Zoning Map.","sortOrder":118},{"sectionNumber":"88","sectionType":"section","heading":"Public Recreation zone","content":"#### 88 Public Recreation zone\n\n88 Public Recreation zone\n\n> > (1) Only uses that the consent authority is satisfied are consistent with the zone objectives are permissible in this zone. However, the consent authority may consent to other uses being carried out beneath land used as a public recreation area.\n> \n> > (2) The objectives of this zone are—\n> > \n> > > (a) to establish public recreation areas which serve the needs of residents and workers within Ultimo-Pyrmont and the adjoining suburbs, and\n> > \n> > > (b) to provide public access to all parts of the public domain, especially waterfront areas and escarpments, and\n> > \n> > > (c) to provide a variety of public areas and recreational opportunities, and\n> > \n> > > (d) to provide for facilities that accommodate or are ancillary to recreational activities relating to the use of the public domain.\n> \n> > (3) Uses permissible in the zone adjoining the Public Recreation zone are also permissible in the Public Recreation zone for a distance of 10 metres from the zone boundary if, in the opinion of the consent authority, it would allow a better relationship between use of land as a public recreation area and use of the adjoining land and would not decrease the total amount of land that will be available for use as a public recreation area.","sortOrder":119},{"sectionNumber":"89","sectionType":"section","heading":"Use of unzoned land","content":"#### 89 Use of unzoned land\n\n89 Use of unzoned land\n\n> Development may be carried out on any land shown uncoloured on the Ultimo-Pyrmont Zoning Map only if the development is permissible on land adjoining that land.","sortOrder":120},{"sectionNumber":"90","sectionType":"section","heading":"Activity strips","content":"#### 90 Activity strips\n\n90 Activity strips\n\n> > (1) Activity Strips indicated on Ultimo-Pyrmont Zoning Map show the principal streets, nodes and locations for pedestrian activity and interest and retail uses.\n> \n> > (2) In these locations, development on the ground floor must provide for non-residential uses, including retail outlets, restaurants, neighbourhood facilities and the like that provide people-orientated street frontages, and enhance security and surveillance compatible with adjoining development.","sortOrder":121},{"sectionNumber":"91","sectionType":"section","heading":"Advertising","content":"#### 91 Advertising\n\n91 Advertising\n\n> On land in the Residential, Residential-Business or Public Recreation zone, advertisements not related to use of the site are prohibited unless they are displayed on public street furniture, bus shelters, public telephone booths or the like erected by, or on behalf of, a public authority.","sortOrder":122},{"sectionNumber":"92","sectionType":"section","heading":"Temporary and interim uses","content":"#### 92 Temporary and interim uses\n\n92 Temporary and interim uses\n\n> > (1) The consent authority, while land is not being used for a purpose for which it is zoned, may consent to its use for any other purpose, but only if the consent authority is satisfied that—\n> > \n> > > (a) the use will not prejudice the eventual development of the land in accordance with the rest of this Chapter, and\n> > \n> > > (b) appropriate arrangements have been made for reinstatement of the site so that it may be used in accordance with the rest of this Chapter, and\n> > \n> > > (c) the use will not adversely affect residential amenity and permissible development in accordance with this Chapter on other sites in the locality.\n> \n> > (2) Before granting consent to development as allowed by this clause, the consent authority must be satisfied that the development will cease within such time as the consent authority stipulates.","sortOrder":123},{"sectionNumber":"93","sectionType":"section","heading":"Maximum building heights","content":"#### 93 Maximum building heights\n\n93 Maximum building heights\n\n> > (1) The height of any building must not exceed the maximum building height shown on the Ultimo-Pyrmont Height Map. However, any building on land in the Public Recreation zone must not exceed 7 metres in height.\n> \n> > (2) Before granting consent for any building that will attain the maximum building height, the consent authority must be satisfied that the building will meet such of the urban design requirements made by this plan as are relevant.","sortOrder":125},{"sectionNumber":"94","sectionType":"section","heading":"Application of urban design planning principles","content":"#### 94 Application of urban design planning principles\n\n94 Application of urban design planning principles\n\n> Before granting consent to the erection of a building, the consent authority must be satisfied that the building will be consistent with the urban design planning principles set out in clause 84 (4).","sortOrder":126},{"sectionNumber":"95","sectionType":"section","heading":"Landmark locations","content":"#### 95 Landmark locations\n\n95 Landmark locations\n\n> Buildings in a location shown as a “landmark location” on the Ultimo-Pyrmont Height Map must not exceed the height shown for the location on that map.","sortOrder":127},{"sectionNumber":"96","sectionType":"section","heading":"Graduated building heights adjacent to heritage items and conservation areas","content":"#### 96 Graduated building heights adjacent to heritage items and conservation areas\n\n96 Graduated building heights adjacent to heritage items and conservation areas\n\n> The height of any building adjacent to a heritage item or conservation area must be such as to provide an appropriate transition in height between the building and either the heritage item or the buildings within the conservation area.","sortOrder":128},{"sectionNumber":"97","sectionType":"section","heading":"Scale and alignment of building facades","content":"#### 97 Scale and alignment of building facades\n\n97 Scale and alignment of building facades\n\n> Before granting consent to the erection of a building, the consent authority must be satisfied that the scale and alignment of the building facades on the street boundary or boundaries are consistent with the width of the street, any adjoining heritage items and other contextual elements, after having regard to any development plan or development control plan approved by the consent authority.","sortOrder":129},{"sectionNumber":"98","sectionType":"section","heading":"Floor space limits for master plan areas in Ultimo-Pyrmont","content":"#### 98 Floor space limits for master plan areas in Ultimo-Pyrmont\n\n98 Floor space limits for master plan areas in Ultimo-Pyrmont\n\n> > (1) In Ultimo-Pyrmont, the ratio of business floor space of buildings in a master plan area to the site area must not be greater than 2.5:1 to the north of Pyrmont Bridge Road and 3:1 to the south of Pyrmont Bridge Road.\n> \n> > (2) This clause is subject to clause 115 which may allow a greater floor space ratio.\n> \n> > (3) In this clause, business floor space does not include any part of the gross floor area of a building occupied by a work-based child care centre.","sortOrder":130},{"sectionNumber":"99","sectionType":"section","heading":"Floor space limits for non-master plan areas in Ultimo-Pyrmont","content":"#### 99 Floor space limits for non-master plan areas in Ultimo-Pyrmont\n\n99 Floor space limits for non-master plan areas in Ultimo-Pyrmont\n\n> > (1) In Ultimo-Pyrmont, the following maximum floor space ratios apply to land that is not within a master plan area. This clause does not allow buildings to exceed maximum heights set by this plan.\n> > \n> > | Maximum building height limit for land on which building is situated | Maximum floor space ratio for residential uses | Maximum floor space ratio for business uses |\n> > | 9m | 1.5:1 | 2.0:1 |\n> > | 12m | 2.0:1 | 2.5:1 |\n> > | 15m | 2.5:1 | 3.0:1 |\n> > | 21m | 3.0:1 | 3.5:1 |\n> > | 28m | 3.5:1 | 4.0:1 |\n> > | 42m | 4.0:1 | 5.0:1 |\n> \n> > (2) For a mixed-use building used for both business and residential purposes (and no other purposes), the following formula applies to determine the maximum floor space ratio—\n> > \n> > ![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g3.gif)  \n> > where—\n> > \n> > MFSR is the maximum floor space ratio for the mixed-use building.\n> > \n> > B is the proportion of business floor space to total floor space within the building.\n> > \n> > FSRB is the maximum floor space ratio for business uses within the maximum building height area identified in the Table above.\n> > \n> > R is the proportion of residential floor space to total floor space within the building.\n> > \n> > FSRR is the maximum floor space ratio for residential uses within the maximum building height area identified in the Table above.\n> \n> > (3) For the purposes of this clause, business floor space does not include any part of the gross floor area of a building occupied by a work-based child care centre and any such part is taken not to be subject to a business use.","sortOrder":131},{"sectionNumber":"100","sectionType":"section","heading":"Application of design and height controls to allow maximum floor space in non master plan areas","content":"#### 100 Application of design and height controls to allow maximum floor space in non master plan areas\n\n100 Application of design and height controls to allow maximum floor space in non master plan areas\n\n> Before granting consent for any building on land not within a master plan area that will attain the maximum floor space ratio allowed by other provisions of this plan, the consent authority must be satisfied that the building—\n> \n> > (a) will meet such of the urban design requirements made by this plan as are relevant, and\n> \n> > (b) has been designed with regard to any relevant design requirements made by a development control plan, development plan or policy of the Council, and\n> \n> > (c) will not exceed any maximum height set by this plan.","sortOrder":132},{"sectionNumber":"101","sectionType":"section","heading":"General considerations","content":"#### 101 General considerations\n\n101 General considerations\n\n> Consent must not be granted to development of or including a heritage item, in the vicinity of a heritage item, or within a conservation area, unless the consent authority is satisfied that the development will be compatible with the conservation of the heritage significance of the item or the character of the conservation area.","sortOrder":134},{"sectionNumber":"102","sectionType":"section","heading":"Specific heads of consideration","content":"#### 102 Specific heads of consideration\n\n102 Specific heads of consideration\n\n> Before granting consent to any such development, the consent authority must consider—\n> \n> > (a) the heritage significance of the heritage item or conservation area, and\n> \n> > (b) the impact that the proposed development will have on the heritage significance of the heritage item and its setting or the conservation area, and\n> \n> > (c) the measures proposed to conserve the heritage significance of the heritage item and its setting or the conservation area, and\n> \n> > (d) whether any archaeological site or potential archaeological site would be adversely affected.\n> \n> Note.\n> \n> The website of the Heritage Branch of the Department of Planning has publications that provide guidance on assessing the impact of proposed development on the heritage significance of items (for example, Statements of Heritage Impact).\n> \n> **cl 102:** Am 2008 (571), Sch 3.168 \\[2\\].","sortOrder":135},{"sectionNumber":"103","sectionType":"section","heading":"Conservation management plans and heritage impact statements","content":"#### 103 Conservation management plans and heritage impact statements\n\n103 Conservation management plans and heritage impact statements\n\n> The consent authority must decline to grant consent for development relating to a heritage item or conservation area unless it has taken into consideration a conservation management plan or heritage impact statement which includes an assessment of the matters listed in clause 102.","sortOrder":136},{"sectionNumber":"104","sectionType":"section","heading":"Demolition of heritage items","content":"#### 104 Demolition of heritage items\n\n104 Demolition of heritage items\n\n> > (1), (2) (Repealed)\n> \n> > (3) The consent authority must not grant consent for development which will result in the complete or substantial demolition of a heritage item unless it is satisfied that the item, or so much of the item as is proposed to be demolished, does not have such heritage significance as would warrant its retention.\n> \n> > (4) Before granting such consent, the consent authority must also be satisfied that, after the demolition work has been carried out, redevelopment will be carried out that will—\n> > \n> > > (a) result in buildings of a higher architectural and urban design quality (in terms of the principles and other provisions of this plan and of any master plan, development plan or development control plan applying to the site) than were exhibited by the heritage item before the work was carried out, and\n> > \n> > > (b) make a positive contribution to the streetscape, and\n> > \n> > > (c) in the case of partial demolition, enhance the adaptive re-use of the residual part of the heritage item.\n> \n> **cl 104:** Am 2008 (571), Sch 3.168 \\[3\\].","sortOrder":137},{"sectionNumber":"105","sectionType":"section","heading":"Potential archaeological sites","content":"#### 105 Potential archaeological sites\n\n105 Potential archaeological sites\n\n> Before granting consent to development on land identified as a potential archaeological site in any environmental planning instrument or policy of the Council, the consent authority may request a report on the likely impact of the development on any archaeological material.","sortOrder":138},{"sectionNumber":"106","sectionType":"section","heading":"Requirement for and use of master plans","content":"#### 106 Requirement for and use of master plans\n\n106 Requirement for and use of master plans\n\n> > (1) Development consent must not be granted for development that relates to land that is, or is within, a master plan area unless—\n> > \n> > > (a) there is a master plan for the land (or for land that includes the land) adopted by the Minister, and\n> > \n> > > (b) the consent authority has taken the master plan into consideration.\n> \n> > (2) The Minister may waive compliance with this requirement because of the nature of the development concerned, the adequacy of other guidelines that apply to the proposed development or for such other reason as the Minister considers sufficient.\n> \n> > (3) The following, copies of which are available from the offices of the Council and the Sydney Harbour Foreshore Authority, are taken to be master plans adopted under this Chapter by the Minister—\n> > \n> > > (a) Darling Island Master Plan, as amended by Amendment No 1 adopted on 8 April 2002,\n> > \n> > > (b) Elizabeth Macarthur Bay Master Plan adopted on 4 July 2002,\n> > \n> > > (c) Lend Lease Pyrmont Site Master Plan, as amended by Amendments 1–5, Amendment No 5 being adopted on 2 May 2002,\n> > \n> > > (d) Pyrmont Point Master Plan, as amended by Amendment No 1 adopted on 11 May 2000,\n> > \n> > > (e) Saunders Street, Pyrmont, Master Plan adopted by the Minister on 27 October 2000,\n> > \n> > > (f) master plan for the former Goodman Fielder site at 50–72 Union Street, Pyrmont adopted on 17 November 2003,\n> > \n> > > (g) Sydney Fish Markets Master Plan adopted by the Minister on 16 February 2005.\n> \n> > (4) Any thing done before the commencement of this plan in accordance with [Sydney Regional Environmental Plan No 26—City West](/view/html/repealed/current/epi-1992-0564) in respect of a draft master plan for land within Ultimo-Pyrmont is taken to have been done in accordance with this Part.","sortOrder":140},{"sectionNumber":"107","sectionType":"section","heading":"Content of master plans","content":"#### 107 Content of master plans\n\n107 Content of master plans\n\n> > (1) A master plan is a document consisting of written information, maps and diagrams that makes more detailed provisions, relating to development of land for which a master plan is required, than this plan.\n> \n> > (2) A master plan is to outline long-term proposals for the development of land for which a master plan is required in accordance with this plan and to explain how those proposals address the relevant planning principles and development controls in this plan.","sortOrder":141},{"sectionNumber":"108","sectionType":"section","heading":"Preparation of master plans","content":"#### 108 Preparation of master plans\n\n108 Preparation of master plans\n\n> > (1) A draft master plan may be prepared by or on behalf of the owner or lessee of the land concerned or by the Director-General.\n> \n> > (2) A draft master plan is to illustrate and explain, where appropriate, proposals for the following—\n> > \n> > > (a) the phasing of development,\n> > \n> > > (b) the distribution of land uses and, in the Residential-Business zone, proposals for satisfying the principles of mixed residential and business use and public recreation use,\n> > \n> > > (c) networks for pedestrian, cycle and road access and circulation within the site to which the master plan relates,\n> > \n> > > (d) the provision of parking,\n> > \n> > > (e) the subdivision pattern,\n> > \n> > > (f) the provision of infrastructure,\n> > \n> > > (g) building envelopes and built form controls,\n> > \n> > > (h) heritage conservation, implementing the guidelines set out in any applicable conservation policy, and protection of archaeological relics,\n> > \n> > > (i) the decontamination of the master plan site,\n> > \n> > > (j) the provision of public facilities,\n> > \n> > > (k) the provision of open space, its function and landscaping.\n> > \n> > > (l) (Repealed)\n> \n> **cl 108:** Am 2021 (716), Sch 1.39\\[1\\] \\[2\\].","sortOrder":142},{"sectionNumber":"109","sectionType":"section","heading":"Consultation","content":"#### 109 Consultation\n\n109 Consultation\n\n> Before the Director-General recommends that the Minister adopt a master plan—\n> \n> > (a) a draft of the plan must be advertised in a newspaper circulating in the locality, and exhibited for not less than 21 days for public comment, and\n> \n> > (b) the views of the Council and of such other public authorities and such community organisations as the Director-General considers relevant must have been sought on the draft, and\n> \n> > (c) the Director-General must take into account any written submissions made about the content of the plan to the Director-General during the exhibition period.","sortOrder":143},{"sectionNumber":"110","sectionType":"section","heading":"Adoption of master plans and amendments","content":"#### 110 Adoption of master plans and amendments\n\n110 Adoption of master plans and amendments\n\n> > (1) The Minister may adopt a master plan, or an amendment to any such plan, recommended for adoption by the Director-General or may adopt such a plan or amendment with such variations as the Minister considers appropriate.\n> \n> > (2) Before adopting a master plan or an amendment to a master plan, the Minister must take into consideration any development consents that have been granted for the land concerned and, in particular, the gross floor area of buildings in which a business use is allowed by those consents.\n> \n> > (3) When a master plan or an amendment is adopted, the Director-General must ensure that the following are notified of its adoption—\n> > \n> > > (a) the owner of the land concerned,\n> > \n> > > (b) each public authority and community organisation whose views were sought on the draft of the plan,\n> > \n> > > (c) each person who made a written submission about the content of the plan or amendment to the Director-General during the exhibition period.","sortOrder":144},{"sectionNumber":"111","sectionType":"section","heading":"Amendment of master plans","content":"#### 111 Amendment of master plans\n\n111 Amendment of master plans\n\n> > (1) A draft amendment of a master plan may be prepared by or on behalf of the owner or lessee of the land concerned, whether or not at the request of the Director-General, or may be prepared by the Director-General.\n> \n> > (2) The Director-General may request the preparation of such a draft amendment for the purpose of keeping the master plan up-to-date.\n> \n> > (3) Before recommending that the Minister adopt a draft amendment which the Director-General considers to be significant, the Director-General may arrange for it to be advertised and exhibited as required for a draft master plan.\n> \n> > (4) An amendment to a master plan may be dealt with concurrently with a development application relating to the amendment.","sortOrder":145},{"sectionNumber":"112","sectionType":"section","heading":"Completion of master plan area","content":"#### 112 Completion of master plan area\n\n112 Completion of master plan area\n\n> The Minister may, by a notice published in the Gazette, declare that a master plan area is a completed master plan area, if the Minister is satisfied that adequate master plan provisions have been made for the master plan area.","sortOrder":146},{"sectionNumber":"113","sectionType":"section","heading":"Availability of master plans","content":"#### 113 Availability of master plans\n\n113 Availability of master plans\n\n> A copy of each adopted master plan must be available for inspection at the Head Office of the Department during normal business hours.","sortOrder":147},{"sectionNumber":"114","sectionType":"section","heading":"Flexible uses of land requiring a master plan","content":"#### 114 Flexible uses of land requiring a master plan\n\n114 Flexible uses of land requiring a master plan\n\n> > (1) Consent may be granted to a use of a part of the land that is subject to a master plan that is not allowed by the zoning of that part but is allowed on another part of the land that is subject to the master plan within a different zone.\n> \n> > (2) Before such a consent is granted (whether or not pursuant to [State Environmental Planning Policy No 1—Development Standards](/view/html/repealed/current/epi-1980-0010)) the consent authority must be satisfied that the master plan adequately demonstrates that—\n> > \n> > > (a) a better distribution of land uses will result, and\n> > \n> > > (b) the total of the business floor space of all buildings within the master plan area will not be increased as a result of granting the consent, and\n> > \n> > > (c) the total of the land available for public recreation areas within the master plan area will not be reduced as a result of granting the consent, and\n> > \n> > > (d) public access to the entire foreshore in Ultimo-Pyrmont will not be reduced as a result of granting the consent.","sortOrder":148},{"sectionNumber":"115","sectionType":"section","heading":"Flexible building heights on land requiring a master plan","content":"#### 115 Flexible building heights on land requiring a master plan\n\n115 Flexible building heights on land requiring a master plan\n\n> > (1) Consent may be granted, pursuant to [State Environmental Planning Policy No 1—Development Standards](/view/html/repealed/current/epi-1980-0010), for a building on land that is subject to a master plan with a height greater than the maximum building height limit shown for the land on the Ultimo-Pyrmont Height Map.\n> \n> > (2) Before such a consent is granted with respect to any land, the consent authority must be satisfied that the master plan adequately demonstrates that—\n> > \n> > > (a) a better pattern of building heights will result, and\n> > \n> > > (b) there are reductions in building heights on other sites in the master plan area, and\n> > \n> > > (c) the urban design principles for Ultimo-Pyrmont will be achieved for that land, and\n> > \n> > > (d) the greater building height will not adversely affect the quality of the adjoining public domain.","sortOrder":149},{"sectionNumber":"116","sectionType":"section","heading":"Pawnbrokers shops and money lending businesses","content":"#### 116 Pawnbrokers shops and money lending businesses\n\n116 Pawnbrokers shops and money lending businesses\n\n> > (1) The use of any building or place in Ultimo-Pyrmont for the purpose of carrying on the business of a pawnbroker or any other moneylender is prohibited.\n> \n> > (2) A pawnbroker is a person who carries on a business of lending money on the security of pawned goods.\n> \n> > (3) This clause does not apply to the carrying on, in good faith and in the ordinary course of banking or mercantile transactions, of the business of a bank, building society or credit union.","sortOrder":151},{"sectionNumber":"117","sectionType":"section","heading":"Brothels","content":"#### 117 Brothels\n\n117 Brothels\n\n> Consent must not be granted for the use of a building or place within the Residential-Business zone for the purpose of carrying on the business of a brothel if the building or place is located—\n> \n> > (a) within a 200 metre radius of Star City Casino, unless the consent authority has had regard to the likely effect the proposed use will have on the amenity of surrounding residential areas, or\n> \n> > (b) within a 100 metre radius of a school, place of public worship or community facility, unless the consent authority has had regard to the likely effect the proposed use will have on the school, place or facility and on the amenity of surrounding residential areas.","sortOrder":152},{"sectionNumber":"117A","sectionType":"section","heading":"Serviced apartments","content":"#### 117A Serviced apartments\n\n117A Serviced apartments\n\n> > (1) The objectives of this clause are as follows—\n> > \n> > > (a) to ensure that development for the purpose of serviced apartments provides the same level of amenity as that provided by development for the purpose of residential flat buildings,\n> > \n> > > (b) to prevent substandard residential accommodation occurring through the conversion of serviced apartments to residential flat buildings.\n> \n> > (2) Development consent for development for the purpose of serviced apartments or a change of use of a building from serviced apartments to a residential flat building must not be granted unless the consent authority has considered the following in relation to the development—\n> > \n> > > (a) the design principles for residential apartment development within the meaning of [State Environmental Planning Policy (Housing) 2021](/view/html/inforce/current/epi-2021-0714),\n> > \n> > > (b) the Apartment Design Guide within the meaning of that policy.\n> \n> > (3) Terms used in this clause have the same meaning as in the standard instrument prescribed by the [Standard Instrument (Local Environmental Plans) Order 2006](/view/html/inforce/current/epi-2006-0155).\n> \n> **cl 117A:** Ins 2019 (661), Sch 1.1\\[2\\]. Am 2023 (664), Sch 3.15.","sortOrder":153},{"sectionNumber":"118","sectionType":"section","heading":"Definitions","content":"#### 118 Definitions\n\n118 Definitions\n\n> In this Part—\n> \n> Affordable Housing Program means the Revised City West Affordable Housing Program published by the NSW Government in 2010, copies of which are available from the Department’s Head Office.\n> \n> total floor area means the total of the areas of each floor of a building. The area of each such floor is taken to be the area within the outer face of the external enclosing walls, but excluding—\n> \n> > (a) columns, fin walls, sun control devices, awnings and other elements, projections or works outside the general lines of the outer face of the external walls (other than balconies), and\n> \n> > (b) ancillary car parking required by the consent authority and any associated internal vehicular and pedestrian access to that car parking, and\n> \n> > (c) space for the loading and unloading of goods.\n> \n> very low income households, low income households and moderate income households have the same meanings as in [State Environmental Planning Policy (Housing) 2021](/view/html/inforce/current/epi-2021-0714), section 13.\n> \n> **cl 118:** Am 2009 (364), Sch 3.10; 2010 (421), cl 4; 2022 (72), Sch 1.55\\[1\\].","sortOrder":155},{"sectionNumber":"119","sectionType":"section","heading":null,"content":"#### 119\n\n119 (Repealed)","sortOrder":156},{"sectionNumber":"120","sectionType":"section","heading":"Matters for consideration by consent authority","content":"#### 120 Matters for consideration by consent authority\n\n120 Matters for consideration by consent authority\n\n> Before granting consent to any proposed development of land in the Residential or Residential-Business zone within Ultimo-Pyrmont, the consent authority is to take into consideration the following—\n> \n> > (a) the planning principles for Ultimo-Pyrmont,\n> \n> > (b) the matters set out in [State Environmental Planning Policy (Housing) 2021](/view/html/inforce/current/epi-2021-0714), section 15,\n> \n> > (c) the need for development to provide different kinds of housing, including affordable housing, to ensure that very low, low and moderate income households may continue to afford to live in Ultimo-Pyrmont,\n> \n> > (d) whether land values in Ultimo-Pyrmont may reasonably be expected to rise when land in Ultimo-Pyrmont is developed in accordance with this plan and whether very low to moderate income households may continue to be able to live in Ultimo-Pyrmont,\n> \n> > (e) the impact of the proposed development on the existing housing within Ultimo-Pyrmont for very low, low and moderate income households,\n> \n> > (f) the impact of the proposed development on the existing mix and likely future mix of residential housing stock within Ultimo-Pyrmont.\n> \n> **cl 120:** Am 2022 (72), Sch 1.55\\[3\\].","sortOrder":158},{"sectionNumber":"121","sectionType":"section","heading":"Dedication or contribution for purpose of affordable housing","content":"#### 121 Dedication or contribution for purpose of affordable housing\n\n121 Dedication or contribution for purpose of affordable housing\n\n> > (1) Before granting consent to the carrying out of development (other than subdivision) on land in the Residential or Residential-Business zone within Ultimo-Pyrmont, the consent authority must consider whether an affordable housing condition should be imposed on the consent.\n> \n> > (2) The following are affordable housing conditions—\n> > \n> > > (a) A condition requiring the payment of a monetary contribution to the consent authority by the applicant to be used for the purpose of providing affordable housing in accordance with the Affordable Housing Program that is the value, calculated in accordance with that program, of the following total amount—\n> > > \n> > > > (i) 0.8% of so much (if any) of the total floor area to which the development application relates as is intended to be used exclusively for residential purposes, and\n> > > \n> > > > (ii) 1.1% of so much (if any) of that total floor area as is not intended to be used exclusively for residential purposes.\n> > \n> > > (b) If that total amount is sufficient, a condition requiring—\n> > > \n> > > > (i) the dedication in favour of the consent authority, free of cost, of land of the applicant comprised of one or more complete dwellings with a total floor area of not more than that total amount, each dwelling having a total floor area of not less than 50 square metres, and\n> > > \n> > > > (ii) if the amount of total floor area of the complete dwelling or dwellings is less than that total amount, the payment of a monetary contribution to the consent authority by the applicant that is the value, calculated in accordance with the Affordable Housing Program, of the total floor area equivalent to the difference between those amounts, to be used for the purpose of providing affordable housing in accordance with that program.\n> \n> > (3) To remove any doubt—\n> > \n> > > (a) it does not matter whether the floor area concerned was in existence before, or is created after, the commencement of this Part, or whether or not the floor area concerned replaces a previously existing area, and\n> > \n> > > (b) the demolition of a building, or a change in the use of land, does not give rise to a claim for a refund of any amount that has been contributed under an affordable housing condition.\n> \n> > (4) This clause authorises the imposition of an affordable housing condition when a consent authority grants consent to the carrying out of development (other than subdivision) on land in the Residential or Residential-Business zone within Ultimo-Pyrmont subject to section 94F (3) (c) and (4) of the Act and clauses 122 and 123.\n> \n> > (5) However, a consent authority is not authorised to impose an affordable housing condition unless at least one of the circumstances described in section 94F (1) (a)–(d) of the Act exists.\n> \n> > (6) This clause and any condition imposed under it are subject to section 94G of the Act.","sortOrder":159},{"sectionNumber":"122","sectionType":"section","heading":"Development excepted from this Part","content":"#### 122 Development excepted from this Part\n\n122 Development excepted from this Part\n\n> This Part does not apply to the following development (or to so much of any mixed development that consists of the following development)—\n> \n> > (a) development for the purpose of public housing,\n> \n> > (b) development for the purpose of affordable housing,\n> \n> > (c) development for the purpose of community facilities,\n> \n> > (d) development for residential purposes that will result in the creation of less than 200 square metres of total floor area,\n> \n> > (e) development for non-residential purposes that will result in the creation of less than 60 square metres of total floor area,\n> \n> > (f) development for the purpose of a public road, a light rail or railway undertaking or a public utility undertaking or facility.\n> \n> **cl 122:** Am 2006 No 58, Sch 2.64 \\[2\\].","sortOrder":160},{"sectionNumber":"123","sectionType":"section","heading":"Affordable housing conditions after initial development","content":"#### 123 Affordable housing conditions after initial development\n\n123 Affordable housing conditions after initial development\n\n> This Part does not authorise an affordable housing condition to be imposed with respect to an amount of total floor area if the consent authority is satisfied that a condition of consent has previously been imposed pursuant to this Part or [Sydney Regional Environmental Plan No 26—City West](/view/html/repealed/current/epi-1992-0564) with respect to the same or an equivalent amount of total floor area.","sortOrder":161},{"sectionNumber":"Part 9","sectionType":"part","heading":"Miscellaneous provisions","content":"# Part 9 Miscellaneous provisions\n\nPart 9 Miscellaneous provisions","sortOrder":162},{"sectionNumber":"124","sectionType":"section","heading":"Removal of sandstone","content":"#### 124 Removal of sandstone\n\n124 Removal of sandstone\n\n> Removal of sandstone for the provision of car parking or plant or storage associated with future residential or business development is taken to be an ancillary use and not to be extractive industry no matter whether the extracted material is reused or resold.","sortOrder":163},{"sectionNumber":"125","sectionType":"section","heading":"Services","content":"#### 125 Services\n\n125 Services\n\n> Consent must not be granted to development on any land until arrangements have been made for the supply of water, sewerage and drainage, that are satisfactory to the Council.\n> \n> **cl 125:** Am 2008 (571), Sch 3.168 \\[4\\].","sortOrder":164},{"sectionNumber":"126","sectionType":"section","heading":null,"content":"#### 126\n\n126 (Repealed)","sortOrder":165},{"sectionNumber":"127","sectionType":"section","heading":"Acquisition of land","content":"#### 127 Acquisition of land\n\n127 Acquisition of land\n\n> > (1) The owner of land within the Public Recreation zone may, by notice in writing, require the Sydney Harbour Foreshore Authority to acquire the land. This clause does not apply to land owned by a public authority and held by the public authority for public recreation purposes.\n> \n> > (2) On receipt of the notice, the Sydney Harbour Foreshore Authority is to acquire the land. The Sydney Harbour Foreshore Authority does not, however, have to acquire the land if it might reasonably be required to be dedicated as a condition of development consent.","sortOrder":167},{"sectionNumber":"Schedule 1","sectionType":"schedule","heading":"Land excluded from amusement centres","content":"# Schedule 1 Land excluded from amusement centres\n\nSchedule 1 Land excluded from amusement centres\n\n(Clause 39 (3))\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g4.gif)","sortOrder":168},{"sectionNumber":"Schedule 2","sectionType":"schedule","heading":"Sun access plane particulars","content":"# Schedule 2 Sun access plane particulars\n\nSchedule 2 Sun access plane particulars\n\n(Clause 48 and Dictionary)\n\nNote.\n\nDiagrams A1 to I2 show the nature and extent of maximum building heights generated by the application of the formula below for the individual sun access planes. Only the values contained in the sun access planes table are to be used in the application of the sun access plane formula.\n\n| Sun access plane diagram | Park or community place | Date | Time |\n| A1 | Belmore Park | 21 June | 12 noon |\n| A2 |  | 21 June | 2 pm |\n| B1 | Hyde Park North | 21 June | 12 noon |\n| B2 |  | 21 June | 2 pm |\n| C | Hyde Park West | 21 June | 2pm |\n| D | Macquarie Place | 14 April | 10 am |\n| E | Martin Place | 14 April | 12 noon |\n| F1 | Pitt Street Mall | 14 April | 12 noon |\n| F2 |  |  | 1 pm |\n| G | The Domain | 21 June | 2 pm |\n| H | Royal Botanic Gardens | 21 June | 2 pm |\n| I1 | Wynyard Park | 21 June | 12 noon |\n| I2 |  |  | 2 pm |\n\nSun access plane formula\n\nSun access planes are established for the parks and community places described in the sun access planes table in this Schedule. A sun access plane projects above land shown as affected by the plane on the Central Sydney Height Map and is located by applying the following formula—\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g5.gif)\n\n  \nwhere—\n\nH is the height, measured in metres, of a point in a sun access plane.\n\nV is the height, specified for this factor in the sun access planes table and measured in metres above ground level, at the part of the street alignment specified in the sun access planes table for the relevant sun access plane.\n\nD is the horizontal distance, from that part of the street alignment to the point in the sun access plane, measured in metres away from the relevant park or community place along the horizontal bearing (measured from true north) specified in the sun access planes table for the relevant sun access plane.\n\na is the vertical angle in degrees, specified for this factor in the sun access planes table, corresponding to the horizontal bearing for the relevant sun access plane.\n\nNote.\n\nThe following diagram illustrates how the formula applies.\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g6.gif)\n\nSun access planes table\n\n| Plane (see Central Sydney Height Map) | Park or community place | Horizontal bearing (degrees) | Vertical angle (degrees) (a) | Vertical height above ground level at part of street alignment (metres) (V) |\n|  | Belmore Park |  |  |  |\n| A1 |  | 359.05 | 32.67 | 25 m on the northern alignment of Hay Street between a point 95 m west of the western alignment of Pitt Street and the western alignment of Castlereagh Street. |\n| A2 |  | 328.53 | 25.59 | 35 m on the western alignment of Pitt Street between the northern alignment of Barlow Street and a point 25 m north of the northern alignment of Hay Street. |\n|  | Hyde Park North |  |  |  |\n| B1B2 |  | 359.05328.53 | 32.6725.59 | 23.5 m on the northern alignment of St James Road between the eastern alignment of Elizabeth Street and the western alignment of Macquarie Street. |\n|  | Hyde Park West |  |  |  |\n| C |  | 328.53 | 25.59 | 45 m on the western alignment of Elizabeth Street between the northern alignment of Liverpool Street and the southern alignment of King Street. |\n|  | Macquarie Place |  |  |  |\n| D |  | 37.90 | 38.99 | 35 m on the eastern alignment of Loftus Street between the northern alignment of Loftus Lane and the southern alignment of Custom House Lane. |\n|  | Martin Place |  |  |  |\n| E |  | 358.44 | 47.00 | 45 m on the northern alignment of Martin Place between the eastern alignment of George Street and the western alignment of Macquarie Street. |\n|  | Pitt Street Mall |  |  |  |\n| F1F2 |  | 358.44337.50 | 47.0044.38 | 45 m on the northern alignment of King Street between the eastern alignment of Pitt Street and a point 25 m west of the western alignment of Pitt Street. |\n|  | The Domain |  |  |  |\n| G |  | 328.53 | 25.59 | 25 m on the western alignment of Hospital Road and the northern alignment of Prince Albert Road between the southern alignment of Shakespeare Place and the eastern alignment of Macquarie Street. |\n|  | Royal Botanic Gardens |  |  |  |\n| H |  | 328.53 | 25.59 | 45 m on the western alignment of Macquarie Street from a point 94 m north of the northern alignment of Bent Street to the southern alignment of the Cahill Expressway. |\n|  | Wynyard Park |  |  |  |\n| I1 |  | 359.05 | 32.67 | 30 m on the northern alignment of Margaret Street between the eastern alignment of York Street and a point directly north of the eastern alignment of Wynyard Park. |\n| I2 |  | 328.53 | 25.59 | 45 m on the western alignment of York Street between the northern alignment of Erskine Street and a point 32 m north of the northern alignment of Margaret Street. |\n\nDiagram A Belmore Park\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g7.gif)\n\nDiagram B Hyde Park North\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g8.gif)\n\nDiagram C Hyde Park West\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g9.gif)\n\nDiagram D Macquarie Place\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g10.gif)\n\nDiagram E Martin Place\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g11.gif)\n\nDiagram F Pitt Street Mall\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g12.gif)\n\nDiagram G The Domain\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g13.gif)\n\nDiagram H Royal Botanic Gardens\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g14.gif)\n\nDiagram I Wynyard Park\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g15.gif)\n\n**sch 2:** Am 2006 No 58, Sch 2.64 \\[3\\].","sortOrder":169},{"sectionNumber":"Schedule 3","sectionType":"schedule","heading":"Category A and B sites","content":"# Schedule 3 Category A and B sites\n\nSchedule 3 Category A and B sites\n\n(Clause 52)\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g16.gif)\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g17.gif)\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g18.gif)\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g19.gif)\n\n![](/image/((Type%3D%22epi%22)%20AND%20(No%3D0810)%20AND%20(Year%3D2005)%20AND%20(%22Historical%20Document%22%3D0))/g20.gif)","sortOrder":170},{"sectionNumber":"Schedule 4","sectionType":"schedule","heading":"Floor space ratios for mixed-use development","content":"# Schedule 4 Floor space ratios for mixed-use development\n\nSchedule 4 Floor space ratios for mixed-use development\n\n(Clauses 54 and 55)","sortOrder":171},{"sectionNumber":"Schedule 5","sectionType":"schedule","heading":"Opportunity sites","content":"# Schedule 5 Opportunity sites\n\nSchedule 5 Opportunity sites\n\n(Clause 56 and Dictionary)\n\n| Site No | Name | Address | Property details | Description |\n| 1 | Endeavour House | 46–54 Pitt Street, Sydney | Lot 1 in DP 62581 and Lot 1 in DP 62940 | Being land bounded by Pitt Street, Bridge Street and Macquarie Street, Sydney |\n| 2 | Royal Exchange Building | 21 Bridge Street, Sydney | Lot 1 in DP 222751 | Being land bounded by Gresham Street, Bridge Street and Pitt Street, Sydney |\n| 3 | National Australia Bank House | 243–259 George Street, Sydney | Lot 2 in DP 630217 | Being land bounded by Jamison Street, George Street and Grosvenor Street, Sydney |\n| 4 | AAP Centre | 16–32 Jamison Street, Sydney | Lot 1 in DP 630217 | Being land bounded by Grosvenor Street, Lang Street, Jamison Street and George Street, Sydney |\n| 5 | Westpac Plaza | 265–273 George Street, Sydney | Lot 100 in DP 597228 | Being land fronting Jamison Street on the north, George Street on the east and Margaret Street on the south, Sydney |\n| 6 | State Authorities Superannuation Board | 83–95 Clarence Street, Sydney | Lot 101 in DP 703679 | Being land fronting Clarence Street on the east and Kent Street on the west, Sydney |\n| 7 | Kent Telephone Exchange | 97–105 Clarence Street, Sydney | Lot 1 in DP 721401, Lots A, B and C in DP 370818, Lot 1 in DP 700955 and Lot 3 in DP 653821 | Being land fronting Clarence Street on the east and Kent Street on the west, Sydney |\n| 8 | The Colonial Building | 37–51 Martin Place, Sydney | Lot 1 in DP 55093 and Lot 1 in DP 110109 | Being land bounded by Elizabeth Street, Martin Place and Castlereagh Street, Sydney |\n| 9 | MLC Centre | 19–29 Martin Place, Sydney | Lot 3 in DP 565938, Lot 5 in DP 588399 and Lot 1 in DP 598704 | Being land bounded by King Street, Castlereagh Street and Martin Place, Sydney |\n| 10 | Westpac Bank | 367–373 George Street, Sydney | Lot 1 in DP 226337 | Being land fronting George Street on the east and King Street on the north, Sydney |\n| 11 | National Mutual Centre | 101–109 York Street, Sydney | Lot 1 in DP 600888 | Being land bounded by Clarence Street, Market Street and York Street, Sydney |\n| 12 | MMI Centre | 397–411 Kent Street, Sydney | Sec 29, Lot 3 in DP 789759 | Being land fronting Sussex Street, Market Street and Kent Street, Sydney |\n| 13 | St Martins Tower | 31 Market Street, Sydney | Lots A and B in DP 442132 and land in DP 60128, DP 61064, DP 62125 and DP 74978 | Being land bounded by York Street, Market Street and Clarence Street, Sydney |\n| 14 | Pacific Power Building | 201–217 Elizabeth Street, Sydney | Lot 1 in DP 552399 | Being land bounded by Elizabeth Street, Park Street and Castlereagh Street, Sydney |\n| 15 | 227 on Elizabeth | 219–227 Elizabeth Street, Sydney | Lot 2 in DP 552399 | Being land bounded by Castlereagh Street, Bathurst Street and Elizabeth Street, Sydney |\n| 16 | Sydney Water Corporation Limited | 115–123 Bathurst Street, Sydney | Lot 1 in DP 621404 | Being land fronting Pitt Street on the east and Bathurst Street on the north, SydneyNote.For the purposes of this Schedule, the description excludes the heritage building on the southern-most portion of the site. |\n| 17 | Telstra House | 231–249 Elizabeth Street, Sydney | Sec 15, Lot 231 in DP 749873 | Being land fronting Castlereagh Street, Bathurst Street and Elizabeth Street, Sydney |\n| 18 | Telecom House | 324–330 Pitt Street, Sydney | Lot 1 in DP 953879, Lot 1 in DP 183752, Lot 1 in DP 88835, Lot 1 in DP 57216 and Lot 1 in DP 68120 | Being land fronting Pitt Street on the west and Castlereagh Street on the east, Sydney |\n| 19 | Masonic Centre | 279–285 Castlereagh Street, Sydney | Lot 1 in DP 188822, Lot 1 in DP 779992 and Lot 1 in DP 577055 | Being land fronting Goulburn Street on the south and Castlereagh Street on the east, Sydney |\n| 20 | State Bank Building | 1 Oxford Street, Sydney | Pt Lots 1 and 2 in DP 505585, Pt Lot 1 in DP 232288, Pt Lot 1 in DP 76229 and land in DP 64799 | Being land bounded by Brisbane Street, Oxford Street and Wentworth Avenue, Sydney |\n| 21 | Sydney Plaza | 59–69 Goulburn Street, Sydney | Pt Lot 1 in DP 55636, Pt Lot 1 in DP 56400, Pt Lot 6 in DP 71414, Pt Lot 6 in DP 76562, Lot 1 in DP 173220, Lot 1 in DP 34060 and DP 175078 | Being land fronting Goulburn Street on the north and Cunningham Street on the south-east, Sydney |\n| 22 | Oxford Koala Hotel | Oxford Street, Sydney | Lot 19 in DP 59434 and Lots 22–23 in DP 61748 | Being land bounded by Oxford Street, Riley Street, Goulburn Street and Pelican Street, Sydney |\n| 23 | McKell Building | 2 Rawson Place, Sydney | Lot 6 in DP 820360 | Being land bounded by Pitt Street, Barlow Street, George Street and Rawson Place, Sydney |\n| 24 | Centennial Plaza | 265 Elizabeth Street, Sydney | Lots 1, 2 and 3 in DP 778411 | Being land bounded by Foveaux Street, Mary Street, Albion Street and Elizabeth Street, Sydney |\n| 25 | Hilton Hotel | 255–269 Pitt Street, Sydney | Lot 1 in DP 556597 and Lot 2 in DP 556597 | Being land fronting Pitt Street to the east and George Street to the west, Sydney |\n| 26 | Piccadilly Arcade/Centre | 133–145 Castlereagh Street, Sydney | Part lot 10 in DP 828419 | Being land fronting Castlereagh Street to the east and Pitt Street to the west, Sydney |\n| 27 | St James Arcade/Centre | 107 Elizabeth Street, Sydney | Lot 1 in DP 181397 | Being land fronting Elizabeth Street to the east and Castlereagh Street to the west, Sydney |\n| 28 | 25 Bligh Street | 25 Bligh Street, Sydney | Part lot 2 in DP 587198 | Being land fronting Bligh Street to the east, Sydney |\n| 29 | 55 Clarence Street | 55 Clarence Street, Sydney | Lot 46 in DP 802895 | Being land bounded by Margaret Street to the south and Clarence Street to the east, Sydney |\n| 30 | Logical House | 66 Clarence Street, Sydney | Lot 1 in DP 786700 | Being land bounded by Erskine Street to the north and Clarence Street to the west, Sydney |\n| 31 | 24 Market Street | 24 Market Street, Sydney | Part Lot A in DP 392745 | Being land bounded by Market Street to the south and Kent Street to the west, Sydney |\n| 32 | 307 Pitt Street | 307 Pitt Street, Sydney | Lot 6 in DP 69955 | Being land fronting Pitt Street to the east, Sydney |\n| 33 | 309 Pitt Street | 309 Pitt Street, Sydney | Lot 1 in DP 901451 | Being land fronting Pitt Street to the east, Sydney |\n| 34 | 359–361 Pitt Street | 359–361 Pitt Street, Sydney | Lot 1 in DP 171324 | Being land bounded by Pitt Street to the east and laneway to the north, Sydney |\n| 35 | 453 Kent Street | 453 Kent Street, Sydney | Lot 1 in DP 177234 | Being land bounded by Kent Street to the east and Druitt Lane to the south, Sydney |","sortOrder":176},{"sectionNumber":"Schedule 6","sectionType":"schedule","heading":"Character statements and objectives for Special Areas","content":"# Schedule 6 Character statements and objectives for Special Areas\n\nSchedule 6 Character statements and objectives for Special Areas\n\n(Clause 79 (c))\n\n1 Millers Point\n\nCharacter statement\n\nThe Millers Point area is highly significant, as one of Sydney’s earliest suburbs developed to serve the nearby port. It was the location of windmills, quarries, observatories, fortifications and maritime activities from colonial times. Built evidence remains of some of these as well as early Victorian workers’ terraces. Much of the area has high archaeological potential.\n\nThe area consists of a residential community, which is unique in city terms for its strong identity and self-containment with employment, housing and community facilities available within the area. Government ownership has played an important role in the area with successive demolitions and redevelopments since the Darling Harbour Resumptions in the 1900s, the involvement of the Sydney Harbour Trust from 1908, the Housing Board in the inter-war period and more recently the Department of Housing.\n\nThe area’s steep, coastal topography and early development have generated its character and built form with evidence of quarrying, retaining walls, and a public domain which includes public staircases, laneways, pedestrian pathways, bridges and parks of a variety of scales. The area south, along Kent Street, forms a transition in scale to the city, while 2-storey development is a dominant character on Kent Street. There is a significant change in level to the west with the lower buildings addressing Hickson Road. The area affords significant views to and from the water and of the Harbour Bridge. A significant panorama of the Harbour and the City is gained from Observatory Hill.\n\nThe area is characterised by a fine grained subdivision pattern, the use of sandstone and other traditional building materials, 2–3 storey residential terraces, similar scaled commercial buildings (often pubs) defining the corners and pitched roofs. While there is a consistency of materials, scale and form, a variety of styles and street alignments are represented, with many of the terraces setback at street level.\n\nObjectives\n\nThe objectives for this Special Area are as follows—\n\n> (a) to ensure that any new development respects the adjoining development and maintains the predominantly two storey residential character of the area,\n\n> (b) to conserve and reinforce the heritage significance of this Special Area,\n\n> (c) to ensure that any new building respects the adjoining buildings and provides a reasonable stepping to the City’s higher buildings,\n\n> (d) to limit the amount and type of non-residential uses, within this Special Area, so as to ensure the social and cultural mix of Millers Point is maintained,\n\n> (e) to maintain existing views and vistas into and out of the precinct to the water and Harbour Bridge north and to the city south, and Observatory Park,\n\n> (f) to ensure that the social and cultural mix of Millers Point is maintained,\n\n> (g) to conserve the continuity of Millers Point and adapt to meet the continuing needs of the significant uses.\n\n2 York Street\n\nCharacter Statement\n\nYork Street and the streets and lanes surrounding it contain evidence of one of the early warehousing areas in Sydney that serviced Darling Harbour as a working port. The area is typified by its 19th and 20th century, 5–8 storey masonry buildings of a consistent scale, form and character. The architectural emphasis of the buildings located at street intersections are a distinctive characteristic of this area.\n\nThe network of lanes, internal courtyards, uniform block pattern with narrow frontages and west-east transport links all present the various layers of the area’s past and present commercial/retail character.\n\nThe Queen Victoria Building is evidence of early markets in the area. Its grand scale and rare composition with dominant domes appear in many views and terminate vistas within the area, such as that from Mullins Street. There are views through the area between the Harbour and the City, as well as many significant vistas such as that along York Street, which is terminated by the Town Hall to the south.\n\nObjectives\n\nThe objectives for this Special Area are as follows—\n\n> (a) to reinforce the historic subdivision pattern in the design of buildings,\n\n> (b) to conserve and enhance existing significant views between the area and Darling Harbour and the significant vistas terminated by the QVB and the Town Hall, such as those along Mullins Street and York Street,\n\n> (c) to conserve the existing laneways and courtyards and their heritage significance,\n\n> (d) to respond to the historic warehouse typology in the design of buildings.\n\n3 Hyde Park/College Street\n\nCharacter Statement\n\nHyde Park and College Street form a precinct, which clearly separates the City from the residential areas to the east, forms part of the green eastern edge and frames an important gateway to the City.\n\nThe Park has two distinct edges: the north and east, flanking College Street and St James Road, comprise important institutional free-standing sandstone buildings and significant public open spaces including Queens Square, which is one of the earliest examples of formal urban design in central Sydney. The west and south edges consist of commercial development of larger scale with strong street alignment, creating a greater sense of enclosure to the Park.\n\nHyde Park is the oldest public park in Sydney being reserved for public recreation by Governor Macquarie in 1810 and is prized by Sydneysiders for its recreational opportunities. Its current formal plan, dating from the 1920s, demonstrates the application of City Beautiful principles. It contains significant and symbolic monuments including the war memorial, obelisk and Archibald Fountain.\n\nObjectives\n\nThe objectives for this Special Area are as follows—\n\n> (a) to recognise the institutional area east of College Street as one of Sydney’s pre-eminent public areas characterised by a concentration of heritage items which house activities of State and National significance,\n\n> (b) to reinforce the urban character and scale of College Street by requiring new buildings to be integrated with the form of existing buildings and limiting the height of new buildings to the prevailing height of existing buildings, and to maintain the sense of openness east of Hyde Park,\n\n> (c) to enhance and reinforce the precinct’s role as a major gateway to the city from the east, particularly from William Street to Park Street, by ensuring that development does not adversely affect the views when approaching the City,\n\n> (d) to maintain and strengthen the sense of enclosure provided by the buildings to the west and south of Hyde Park, by requiring new buildings to be built to street alignment, to have street frontage heights consistent with the existing development and to have adequate setbacks above those street frontage heights,\n\n> (e) to maintain and enhance views to and through the Park and along College Street to landmark buildings such as St Mary’s Cathedral east and Centre Point Tower west,\n\n> (f) to maintain and enhance the role of the precinct as a major recreational open space for Sydney’s workers and residents,\n\n> (g) to protect and extend mid-winter lunchtime sun access to Hyde Park and other open spaces in this Special Area.\n\n4 Haymarket\n\nCharacter Statement\n\nThe number of remaining warehouses and service laneways in Haymarket is, along with the name of the area itself, evidence of its historic role as markets and its proximity to the port of Darling Harbour. The area offers evidence of its development following the establishment of Central Station in 1906 and the subsequent decline and resurgence of the area since the markets moved from the City centre. Despite these changes, the area retains a “market” atmosphere, characterised by a diversity of uses, vibrant street life and a diverse social and ethnic mix.\n\nAs an area somewhat removed from the City centre, it retains fine grained subdivision patterns, narrow frontages, informal public spaces and generally low building heights. The consistent low street wall, and the absence of the tower form, creates a pleasant microclimate at street level, which is well sunlit and protected from winds.\n\nObjectives\n\nThe objectives for this Special Area are as follows—\n\n> (a) to conserve and reinforce the heritage significance of this Special Area,\n\n> (b) to retain and enhance the urban character and scale of the Haymarket locality by requiring new buildings to be built to the street alignment, to have street frontage heights consistent with the prevailing form of heritage items in this Special Area, and to have building setbacks above those street frontage heights,\n\n> (c) to maintain a high level of daylight access to the street by restricting building height and building bulk,\n\n> (d) to recognise and enhance the diversity of uses in the area,\n\n> (e) to maintain and reinforce permeability within the area and the intricacy of the urban fabric by retaining the existing significant lanes, original street pattern, special corner treatment, small allotments and narrow frontages, and encouraging through site links,\n\n> (f) to reinforce the distinct topography of the area by maintaining the layering of development when viewed from Darling Harbour with the City’s higher buildings in the background.\n\n5 Wentworth Avenue East\n\nCharacter Statement\n\nThe significance of the area lies in its establishment as a residential quarter on the fringe of the city and its subsequent redevelopment as a warehousing and industrial area in the early 20th century, following the construction of Central Station nearby. The area also included a number of cinemas.\n\nThe area is generally characterised by diversity of building form and subtle variation in development scale and style. It primarily includes two types of development: low-scale residential development, mainly 2 storey Victorian and Federation terrace groups, significant for their continued residential use with some including commercial use at ground level, and medium scale commercial and industrial buildings, predominantly of 5–7 storeys. The function of these buildings is reflected in their forms, with the industrial buildings tending to be of a relatively functional and utilitarian form, while the commercial (hotels and pubs) exhibit greater architectural detailing and ornamentation.\n\nThe majority of buildings utilise similar materials, texture and colours, predominantly brick and masonry. There are a few buildings notable for their use of glazed terracotta tiles in the facades; they represent the remaining evidence of the early cinemas and places of mass entertainment within the area, mostly of low scale and simple forms.\n\nThe aesthetic significance of the area is also attributed to a number of fine well-detailed and proportioned heritage buildings occupying prominent corner sites with strong visual relationship to each other, particularly along Wentworth Avenue.\n\nThe complex network of laneways is physical evidence of the original subdivision pattern and the fine grain of development within the area.\n\nObjectives\n\nThe objectives for this Special Area are as follows—\n\n> (a) to conserve and reinforce the heritage significance of this Special Area,\n\n> (b) to retain and reinforce the built form of this Special Area by restricting development scale and bulk within this area and maintaining the warehousing typology in the built form of new development,\n\n> (c) to encourage residential and related ground level retail and other active street frontage uses which will contribute to the distinctive character of this Special Area,\n\n> (d) to conserve and enhance the network of existing laneways within the area,\n\n> (e) to maintain and enhance the existing fine grain development pattern, and prominent and significant corner buildings, and ensure that the relationship between existing and new corner buildings is visually sympathetic.\n\n6 Circular Quay\n\nCharacter Statement\n\nCircular Quay’s significance lies in its position at the head of Sydney Cove, its function as the harbour gateway to the city and as a major celebratory public space. It was the location of the earliest colonial settlement. Customs House and its relationship to the Quay is physical evidence of the importance of the Quay in maritime activities in the 19th and early 20th centuries.\n\nDuring the 20th century commercial shipping gave way to the pedestrian commuter and transport interchange function which reinforced the place as a major transport hub and a focal point for the City.\n\nThe Quay is characterised by significant public spaces facilitating unique views to the water, the Harbour Bridge and the Opera House, and also views from the water to the City beyond. These open spaces are enclosed by buildings of different architectural styles and periods, reflecting the history and development of the Quay. While the buildings to the east of the Quay have a relatively consistent character, scale and form, those to the south exhibit a notable disparity in building scale, form and architectural treatment, representative of their different periods.\n\nObjectives\n\nThe objectives for this Special Area are as follows—\n\n> (a) to recognise Circular Quay as a Special Area with a unique character in Central Sydney where Sydney Harbour meets the City, by a series of significant public spaces,\n\n> (b) to reinforce the urban character and scale of Circular Quay by requiring new buildings to be built to the street alignment, and to have a transition of building heights from Circular Quay to the maximum building height of the northern area of Central Sydney,\n\n> (c) to ensure that any development associated with the important transport interchange provided at Circular Quay is consistent with enhancement of the public domain of Circular Quay,\n\n> (d) to ensure that the important history, symbolic value and significance of the Quay and its maritime uses are interpreted in the design of new spaces and buildings,\n\n> (e) to maintain and enhance views to the water, the Harbour Bridge and the Opera House from various spaces of the Quay, and from the water to the Quay and the City beyond,\n\n> (f) to maintain and reinforce the image of the area as a major focal point and its function as a celebratory public space.\n\n7 Bridge Street/Macquarie Place\n\nCharacter Statement\n\nBridge Street was the earliest east-west link across the Tank Stream between George and Macquarie Streets. It is significant for its association with a major colonial government building programme in the 1880’s, which included the First Government House and Macquarie Place Reserve. Both the Reserve and Bridge Street represent the early planning of the colony with a street pattern that is reflective of the area’s early topography.\n\nThe area retains evidence of its establishment by Governor Macquarie as the geographic and administrative centre of the colony, with the sandstone obelisk placed at the centre of Macquarie Place to mark the point from which all distances in the colony were measured.\n\nA cohesive group of landmark sandstone buildings, often occupying whole blocks, define important public spaces and corners. Bridge Street offers an important vista to the Conservatorium of Music to the east and views to the water. Other views are distinguished by significant buildings within the area, especially those with special roof features.\n\nThe intact system of supporting lanes, some incorporated within building facades, is rare in the City and improves pedestrian permeability.\n\nObjectives\n\nThe objectives for this Special Area are as follows—\n\n> (a) to recognise and enhance Bridge Street as one of Sydney’s pre-eminent urban spaces as well as the locality of heritage items which have housed activities of State and National significance,\n\n> (b) to protect and extend morning sun access to Macquarie Place and sun access to Bridge Street and First Government House Place,\n\n> (c) to conserve the existing significant laneways in the area and encourage active uses, where compatible with their significance,\n\n> (d) to maintain and reinforce existing important public spaces, intersections and corners, in particular those crowned by significant buildings, such as the Lands Department and the Chief Secretary’s Department Building,\n\n> (e) to maintain and enhance existing views to the water, and also significant vistas to the Lands Department Building from Loftus Street, Macquarie Place and Bridge Street itself, in addition to the vista along Bridge Street to the Conservatorium of Music,\n\n> (f) to maintain and reinforce the cohesive and rare streetscape character of Bridge Street and Macquarie Place by requiring new buildings to be built to the street alignment and to have overall building heights that reinforce the existing predominant street frontage height.\n\n8 Macquarie Street\n\nCharacter Statement\n\nMacquarie Street contains a collection of highly significant buildings dating from the early 19th century to the late 20th century. Originally a government precinct, it has expanded to embrace first residential, professional, then commercial and tourism uses.\n\nMacquarie Street forms the eastern built edge of the City. It is characterised by two distinct sides: its western built edge consists of medium scale buildings, stepping up to the city high rise beyond, creating a prominent city skyline when viewed from the Botanic Gardens; while the eastern edge includes the Botanic Gardens and to the south a cohesive rare group of public buildings of national significance, that terminate east-west streets and create significant vistas, particularly from Martin Place.\n\nMacquarie Street is a boulevard of grand and civic character providing a vista terminated to the south by Hyde Park, with views north to the Opera House.\n\nObjectives\n\nThe objectives for this Special Area are as follows—\n\n> (a) to recognise Macquarie Street as one of Sydney’s pre-eminent public spaces flanked by heritage items which house activities of State and national significance,\n\n> (b) to protect and extend mid-winter lunchtime sun access to Hyde Park, the Royal Botanic Gardens and the Domain,\n\n> (c) to improve and enhance the public domain and pedestrian amenity of the street and promote its image as a grand and civic boulevard,\n\n> (d) to maintain and reinforce the urban character and scale of Macquarie Street and sense of enclosure for the Royal Botanic Gardens by requiring new buildings to be built to the street alignment, to have street frontage heights and building setbacks above street frontage heights consistent with the prevailing scale, form and character of existing buildings nearby,\n\n> (e) to emphasise Macquarie Street as the eastern built edge of the city and maintain the stepped building form from it westwards towards the north-south ridge of the City centre,\n\n> (f) to maintain and enhance existing views and vistas to the harbour and Opera House to the north and Hyde Park to the south.\n\n9 Martin Place\n\nCharacter Statement\n\nMartin Place is of social, cultural and historic significance, being the site of various monuments, in particular the Cenotaph, as well as the site of many historical events, which reinforced its image as the civic and ceremonial heart of the City. Its initiation was after the siting of the GPO in 1863, as a small meeting place in the front of the post office. Its subsequent planned evolution and development illustrates the application of city planning principles of the 1880s to 1930s, which culminated in its complete pedestrianisation in 1970. It represents the financial heart of the City, containing significant public and financial buildings.\n\nMartin Place consists of a cohesive group of buildings with a consistent street wall of up to 45 metres. These buildings have similar architectural features, characterised by the use of richly textured masonry facades, intricate architectural detailing, vertical emphasis and grand proportions at street level, representative of their function as housing various public and business institutions. The built form encloses a significant linear public space, with strong vistas terminated to the east and west by significant public buildings. The GPO clock tower is an important landmark visible from various points within Martin Place.\n\nMartin Place is also significant for its supportive network of lanes, being rare examples of pedestrian thoroughfares reminiscent of Victorian Sydney laneways such as Angel Place and Ash Lane.\n\nObjectives\n\nThe objectives for this Special Area are as follows—\n\n> (a) to conserve and enhance the significance of Martin Place as one of Central Sydney’s great civic and ceremonial spaces, and as a valued business location,\n\n> (b) to protect and extend sun access and reflected sunlight to Martin Place during lunchtime hours from mid-April to the end of August,\n\n> (c) to protect existing significant vistas to the east and west and ensure that new development will not detrimentally affect the silhouette of the GPO clock tower,\n\n> (d) to retain and enhance the urban character, scale and strong linear enclosure of Martin Place by requiring new buildings to be built to the street alignment, to have street frontage heights consistent with the prevailing form of buildings in the area, and to have building setbacks above those street frontage heights,\n\n> (e) to retain human scale at street level, while respecting and positively responding to the monumental nature of the place.\n\n10 Pitt Street Mall\n\nCharacter Statement\n\nPitt Street Mall is a major retail node and pedestrian space in the City centre. The wide variety of shopping and leisure activities in the area attract a wide range of users.\n\nThe intense network of arcades linking Castlereagh Street and George Street enhances permeability within the area. The concentration of small-scale (4–5 storeys) Victorian commercial buildings standing on either side of the Mall contributes to the character of the area.\n\nThe consistent low street wall allows for the penetration of a great deal of sunlight to the Mall, especially during lunchtime in winter, which along with its high accessibility makes it a popular meeting place.\n\nObjectives\n\nThe objectives for this Special Area are as follows—\n\n> (a) to recognise and enhance Pitt Street Mall as a key element of Central Sydney’s retail core,\n\n> (b) to protect and extend lunchtime and late morning sun access to the Pitt Street Mall from mid-April to the end of August,\n\n> (c) to enhance permeability within the area by reinforcing and expanding the network of arcades in this Special Area,\n\n> (d) to retain and improve the urban character and scale of Pitt Street Mall and its sense of linear enclosure by requiring new development to be built to street alignment and have street frontage heights consistent with the prevailing form of existing buildings in the Area, and to have building setbacks above those street frontage heights,\n\n> (e) to enhance and encourage the use of the Mall as a major pedestrian space and an informal meeting place.\n\n11 Wynyard Park/Lang Park\n\nCharacter Statement\n\nWynyard Park is an important space within the public domain and fabric of Central Sydney. The Park is of a Victorian layout and was used as a military parade ground from 1792 to 1848. It was known as Wynyard Square from 1848–1887, and was officially dedicated as a park and an open space for public recreation in 1887.\n\nIt is distinguished as a major public transport node. The street edges provide a strong sense of urban enclosure, created by the uniformity of the buildings lining the streets, resulting in the effect of “an urban room”. The majority of these buildings are of a consistent height and street alignment and exhibit similar architectural themes.\n\nLang Park derives its significance from its dedication as one of the early urban parks in 1866 and its association with the earlier Shot’s Church. The park is considered as a northern gateway to Central Sydney and provides a visual relief in this highly developed area.\n\nObjectives\n\nThe objectives for this Special Area are as follows—\n\n> (a) to recognise Wynyard Park and Lang Park as important elements of the public domain in the northern part of Central Sydney as well as the role of Lang Park as a northern “gateway” to Central Sydney,\n\n> (b) to protect and extend mid-winter lunchtime sun access to Wynyard Park and Lang Park,\n\n> (c) to retain the sense of urban enclosure provided to Wynyard Park by requiring new buildings to be built to the street alignment, and by requiring street frontage heights and setbacks above them to be compatible with the prevailing form and scale of existing buildings surrounding Wynyard Park,\n\n> (d) to enhance the terminating vistas along Carrington Street, and York Street to the south at its corner with Wynyard Street,\n\n> (e) to ensure that any development associated with the important public transport interchange provided at Wynyard is consistent with enhancement of the public domain of Wynyard Park.\n\n12 Sydney Square, Sydney Town Hall and St Andrews Cathedral\n\nCharacter Statement\n\nSydney Square is a major public open space framed by the Town Hall and St Andrews Cathedral.\n\nThe Town Hall is one of the State’s most important civic buildings. The Town Hall and its civic setting symbolise the long tradition of city government and has been involved in the development of Sydney City since the mid 19th century. The building is one of the grandest and most elaborate and largely intact examples of the 19th century High Victorian style surviving in Australia. The Sydney Town Hall together with St Andrews Cathedral and the Queen Victoria Building in the adjoining Special Area to the north form a remarkably homogeneous group by virtue of their similarities in scale, texture and materials.\n\nThe precinct represents the symbolic and visual focus and centre of the city and serves as a landmark feature along George Street, due to its prominent location and association with major civic events. The clock tower of the Town Hall and spires of St Andrews Cathedral either appear in, or terminate many significant vistas, particularly those from Park, George, York and Bathurst Streets.\n\nThe area is one of the busiest parts of the city, in terms of both vehicular and pedestrian movement, and with the underground Town Hall Station functions as a major transport node. The steps of the Town Hall attract many people and the Square acts as a major meeting and gathering place (formal and informal) with a wide variety of activity on various levels.\n\nThough the buildings lining the edges of Sydney Square exhibit a diverse range of styles and scales, the majority follow the street alignment and contribute somehow to the relatively undefined sense of the enclosure of the Square and to the urban character of the area.\n\nObjectives\n\nThe objectives for this Special Area are as follows—\n\n> (a) to recognise Sydney Square as the pre-eminent public space for civic events and as a community meeting place,\n\n> (b) to protect and extend morning sun access to the steps of the Town Hall and lunchtime sun access to Sydney Square,\n\n> (c) to reinforce the urban character, scale and sense of enclosure of Sydney Square by requiring new buildings surrounding the Square to be built to the street alignment, and to have street frontage heights and setbacks at higher levels consistent with the prevailing form of buildings in this Special Area,\n\n> (d) to ensure that new development lining the four edges of the Square visually continues the Square and provides an appropriate backdrop to the civic character of the area and does not dominate its significant civic buildings that give it a sense of civic significance,\n\n> (e) to ensure that any development associated with the important public transport interchange provided at Town Hall is consistent with enhancement of the public domain of Sydney Square,\n\n> (f) to ensure that new development around Sydney Square contributes positively to the definition of the space and has a scale and character that is compatible and complements the civic buildings, in terms of facade composition, building materials, colours and textures and exhibits a rhythm and richness in articulation,\n\n> (g) to maintain and enhance existing important views and vistas to the clock tower of the Town Hall from Park Street, George Street and York Street, and to the spires of the Cathedral from Bathurst and George Streets, and to allow the silhouette of the Cathedral and Town Hall to be viewed and read against the sky.\n\n13 Railway Square\n\nCharacter Statement\n\nRailway Square is the major visual and functional gateway to the city from west and south. The intersection of George and Pitt Streets is one of Sydney’s busiest and largest intersections, which has traditionally dispersed traffic and pedestrians into and out of the city. The original intersection was of a Y shape and was formed in 1807 by the junction of the old and new connection between George Street and Parramatta Road. The continuation of George Street to the south (Lee Street) in 1843 created the existing X shape of the Square.\n\nThe Square has functioned over 135 years as a railway station and still acts as a major transport interchange node, allowing change between buses, and heavy and light rail. Historically, it has an association with the first railway line and terminal opened further south in 1855 and also has symbolic importance as the focus of a rail system, which has had a great influence on the development of NSW.\n\nThe Central Railway Station was opened in 1902, but was not in a complete form at that time. The station was fully completed in 1921 by the addition of the clock tower, which today acts as a landmark contributing immensely to the visual prominence of the Square. The civic heritage of the Central Railway precinct provides historic continuity and physical links to the precinct’s past.\n\nThe area is typified by a concentration of low-medium scale (3–7 storeys) heritage buildings and streetscapes, a series of varied interrelated open spaces and a rich mix of uses and activities, including commercial, industrial, institutional and residential. The predominant built form is the warehouse typology, as opposed to the tower form, which prevails in the City centre to the north of the area.\n\nObjectives\n\nThe objectives for this Special Area are as follows—\n\n> (a) to recognise the role of Railway Square as the western and southern gateway to Central Sydney,\n\n> (b) to reinforce the significance of the existing heritage fabric and complement it with contemporary fabric of high quality architecture and an urban nature and contribute to the layers of meanings and content of the locality,\n\n> (c) to maintain a high level of daylight access to Railway Square and its associated open spaces by restricting building height,\n\n> (d) to maintain and enhance the visual prominence and landmark significance of the clock tower of Central Railway Station in the views and vistas from various points, particularly along Broadway and George Street, when approaching or departing the city,\n\n> (e) to reinforce the urban character and scale of Railway Square by requiring new buildings surrounding the Square to be built to the street alignment, to have street frontage heights consistent with the prevailing form of buildings adjacent to this Special Area, and to have building setbacks above those street frontage heights,\n\n> (f) to ensure that any development associated with the important public transport interchange provided at Railway Square is consistent with enhancement of the public domain of Railway Square.\n\n14 Chifley Square\n\nCharacter Statement\n\nThe original concept of the semi-circular form was first proposed by John Sulman in 1908. The same concept resurfaced in 1937 and was proposed by City Engineer Garnsey, as a means of relieving traffic congestion at the junction of Hunter and Elizabeth Streets. The scheme was implemented in 1947.\n\nThe completion of Qantas House, with a curved form, in 1957 made a major contribution to the creation of Chifley Square. The place was officially named “Chifley Square” in 1961 in honour of the late Hon J.B. Chifley, former Prime Minister of Australia, and a year later Elizabeth Street was extended creating a public square with a traffic island in the middle.\n\nThe final semi-circular form of the Square was formed with the completion of Chifley Tower in 1993 to the east of the Square, which completed the curved form of Qantas House to the west. The building was designed by an international designer and follows the picturesque romantic skyscraper style of the early 20th century American office towers. The detailed elements of the building, whether at street or upper levels exhibit a rather lofty and imposing presence, expressing the corporate nature of the building, which is entirely appropriate by virtue of its location in the financial core of the city. Further public domain works were implemented in 1996-1997 to reclaim the Square, improve its quality and create a sophisticated public plaza.\n\nThe area is characterised by large-scale high rise tower buildings interspersed with lower scale development. Despite the fact that the majority of the towers at the edges of the Square are seen as individual elements within the cityscape, they follow the street alignment at lower levels, with a curved alignment to the north creating a distinct sense of enclosure for the Square. The curved form of the Square and the recent Aurora Place to the east, visible within this setting, create a unique urban landscape within the Sydney CBD and provide a visual relief and break in the intensely built up area of the financial centre.\n\nObjectives\n\nThe objectives for this Special Area are as follows—\n\n> (a) to recognise and enhance Chifley Square as one of the major public open spaces in the heart of the financial centre of the city,\n\n> (b) to promote and encourage the use of the space as a destination and meeting place for people,\n\n> (c) to interpret the history of the place and its evolution in the design of both public and private domain and create a distinct sense of place inherent in the character of Chifley Square,\n\n> (d) to reinforce the urban character and distinct sense of enclosure of Chifley Square by emphasising and reinforcing the semi-circular geometry of the space, requiring new buildings to be integrated with the form of existing buildings and limiting the height of new buildings,\n\n> (e) to protect and extend sun access to the Square during lunchtime hours from mid-April to the end of August,\n\n> (f) to unify the Square and improve the relationship between the space and the buildings forming it.\n\n15 Farrer Place\n\nCharacter Statement\n\nHistorical evidence shows that Farrer Place dates back as early as 1865, mainly being a street. Its original name was Fountain Street as known in 1871, the name was changed in 1880 to Raphael Street, after the name of an alderman between the 1860s and 70s.\n\nIn 1935, the Minister for Agriculture requested that Raphael Street and the triangular plantation space fronting the building housing the Department of Agriculture which, at the time, occupied the southern wing of the Department of Education, be renamed as “Farrer Place”. This was to commemorate William J. Farrer, a noted wheat breeder whose work had incalculable benefit to the wheat growing industry.\n\nThe closure of Young Street to traffic formalised the space and gave it the character of a plaza. The place was further enhanced by the development of Governor Macquarie Tower as a major public building, complementing the public and institutional character provided by the Departments of Lands and Education buildings to the west.\n\nThe area’s location in the heart of the financial core of the city has resulted in large-scale high rise towers, interspersed with lower scale development, mostly with high quality design and elegant rooftops contributing to the skyline of the city. The limited height of the heritage buildings to the north and west allows solar access and provides some visual relief in this highly built up area.\n\nThe orientation of the place to the north allows for views to the water and the Harbour Bridge, while the clock tower of the Lands Department building to the west enhances the views from the place and adjoining streets.\n\nObjectives\n\nThe objectives for this Special Area are as follows—\n\n> (a) to recognise Farrer Place as one of the important public open spaces in the financial centre of the city for lunchtime meeting, particularly for workers in the vicinity,\n\n> (b) to reinforce the urban character and sense of enclosure of Farrer Place by requiring new buildings to be built to the street alignment and have adequate setbacks above that, and by restraining building bulk and scale, particularly to the east and south of the place,\n\n> (c) to protect and extend winter sun access to the place, particularly during lunchtime,\n\n> (d) to interpret the history of the place and its evolution in the design of new buildings and elements within the public domain and give it its own sense of place,\n\n> (e) to improve, enhance and activate the public domain within the place,\n\n> (f) to maintain and enhance existing views to Sydney Harbour and the Harbour Bridge to the north and vistas to the tower of the Lands Department building to the west.","sortOrder":177},{"sectionNumber":"Schedule 7","sectionType":"schedule","heading":null,"content":"# Schedule 7\n\nSchedule 7 (Repealed)\n\n**sch 7:** Rep 2020 (667), Sch 1.5\\[2\\].","sortOrder":178},{"sectionNumber":"Schedule 8","sectionType":"schedule","heading":"Central Sydney heritage items","content":"# Schedule 8 Central Sydney heritage items\n\nSchedule 8 Central Sydney heritage items\n\n(Dictionary)\n\n**sch 8:** Am 2006 No 58, Sch 2.64 \\[4\\].","sortOrder":179},{"sectionNumber":"Schedule 9","sectionType":"schedule","heading":"Ultimo-Pyrmont heritage items","content":"# Schedule 9 Ultimo-Pyrmont heritage items\n\nSchedule 9 Ultimo-Pyrmont heritage items\n\n(Dictionary)\n\n| Map reference | Address | Description |\n| 36 | 33–39 Ada Place | Terraces |\n| 38 | 50–52 Ada Place | Terraces |\n| 45 | 2A Allen Street | Edwin Davey & Sons, Flour Mills |\n| 46 | 22 Allen Street | Woolbrokers Arms Hotel |\n| 47 | 24 Allen Street | Former Woolstore |\n| 101 | Bowman Street and Cross Street | Cast Iron Palisade Fence |\n| 88 | Bowman Street | Cooperage Building, CSR |\n| 92 | Bowman Street | Gate House, CSR |\n| 90 | Bowman Street | Laboratory B, CSR |\n| 89 | Bowman Street | Main Office, CSR |\n| 91 | Bowman Street | Tablet House, CSR |\n| 93 | Bowman Street | Store House, CSR |\n| 94 | 120–140 Bowman Street and 83 Point Street | Terraces |\n| 3 | 1–7 Broadway |  |\n| 2 | 9–13 Broadway |  |\n| 1 | 81 Broadway |  |\n| 109 | 238 Bulwara Road | Residence |\n| 35 | 242–262 Bulwara Road | Terraces |\n| 114 | 247–257 Bulwara Road | Former St Francis Xavier Church and School |\n| 40 | 265 Bulwara Road | Lord Wolseley Hotel |\n| 23 | 286–340 Bulwara Road | Terraces |\n| 110 | 365–375 Bulwara Road | Terraces and Former Hotel |\n| 106 | 1–5 Cross Street | Terraces |\n| 50 | Gipps Street | Pyrmont Fire Station |\n| 24 | 11–63 Hackett Street | Terraces |\n| 127 | Harris Street | Engineers Store, Former CRS |\n| 126 | Harris Street | Rail Cutting and Rail Bridge |\n| 128 | Harris Street | The Boiler House (Northern Facade), Former CRS |\n| 87 | 42–44 Harris Street | Pyrmont Arms Hotel |\n| 104 | 46–52 Harris Street | Terraces |\n| 85 | 59 Harris Street | Royal Pacific Hotel |\n| 78 | 61 Harris Street | Terminus Hotel |\n| 79 | 63–65 Harris Street | Terraces |\n| 80 | 67 Harris Street | Terrace |\n| 82 | 74–80 Harris Street | Terraces |\n| 72 | 79–85 Harris Street | CSR Hostel |\n| 81 | 82 Harris Street | Sandstone Bakery |\n| 118 | 99 Harris Street | Maybanke Kindergarten and Playground |\n| 65 | 99–125 Harris Street | Terraces |\n| 60 | 135–155 Harris Street | Terraces |\n| 64 | 146–150 Harris Street | Pyrmont Post Office |\n| 59 | 179 Harris Street | Bonnington and Company Building |\n| 58 | 189–203 Harris Street | Terraces |\n| 57 | 205–207 Harris Street | Dunkirk Hotel |\n| 56 | 214–216 Harris Street | Quarryman’s Hotel |\n| 48 | 224–302 Harris Street | Terraces |\n| 49 | 304–308 Harris Street | Commercial Premises |\n| 37 | 451–455 Harris Street | Terraces |\n| 26 | 494 Harris Street | Childcare Centre |\n| 27 | 527–529 Harris Street | Glasgow Arms Hotel |\n| 9 | 578–606 Harris Street | Terraces |\n| 13 | 597–607 Harris Street | Terraces |\n| 10 | 608–614 Harris Street | Commercial Building |\n| 107 | 622–632 Harris Street | Building U, Ultimo College, TAFE NSW—Sydney Institute |\n| 12 | 629–637 Harris Street | Terraces |\n| 43 | 8 Henry Avenue | Electricity Sub-station |\n| 77 | John Street | John Street Annex |\n| 86 | 54–66 John Street | Terraces |\n| 76 | 75–77 John Street | Terraces |\n| 102 | Jones Bay Road | Escarpment and Fencing |\n| 97 | Jones Bay Road | Naval Stores Building, Darling Island |\n| 99 | Jones Bay Road Wharves 19, 20, 21 | Wharves and Sheds |\n| 98 | Jones Bay Wharf | Naval Warehouse, Darling Island |\n| 41 | 41–45 Jones Street | Former Woolstore |\n| 19 | 99–109 Jones Street | Warehouse |\n| 16 | 111–187 Jones Street | Terraces |\n| 44 | 286–318 Jones Street | Terraces |\n| 22 | 492–516 Jones Street | Millers Self Storage |\n| 20 | 50–52 Macarthur Street | Terraces |\n| 21 | 66–80 Macarthur Street | Terraces |\n| 14 | 77–79 Macarthur Street | Terraces |\n| 5 | Mary Ann Street | Building I, Ultimo College, TAFE NSW—Sydney Institute |\n| 6 | Mary Ann Street | Building A, Ultimo College, TAFE NSW—Sydney Institute |\n| 7 | Mary Ann Street | Building B, Ultimo College, TAFE NSW—Sydney Institute |\n| 8 | Corner Mary Ann and Harris Streets | Building C, Ultimo College, TAFE NSW—Sydney Institute (former Technological Museum) |\n| 17 | 12–22 Mary Ann Street | Terraces |\n| 108 | 19 Mary Ann Street, Cnr Jones Street | Building H, Ultimo College, TAFE NSW—Sydney Institute |\n| 11 | 68–80 Mary Ann Street | Terraces |\n| 125 | 2A–2B Mill Street | Terraces |\n| 69 | 63–79 Miller Street | Festival Records Pty Ltd |\n| 75 | 5–15 Mount Street | Terraces |\n| 74 | 17 Mount Street | McCaffery’s Building |\n| 73 | 31–41 Mount Street | Terraces |\n| 51 | 47–49 Murray Street | MMI Building |\n| 116 | 51–53 Murray Street | Virgin Building |\n| 61 | 1–21 Paternoster Row | Terraces |\n| 129 | Pirrama Road | Western and Northern Escarpment and Cliff Face |\n| 130 | 17A Pirrama Road | Arrow Marine Building |\n| 95 | 12–20 Point Street | Way’s Terrace |\n| 52 | 11 Pyrmont Bridge Road | Pyrmont Bridge Road Hotel |\n| 53 | 17–21 Pyrmont Bridge Road | Westpac Bank Archives |\n| 119 | Pyrmont Point | Former Pyrmont Baths |\n| 121 | Cnr Pyrmont Street and Pyrmont Bridge Road | Sam Horden Fountain |\n| 132 | 10–18 Pyrmont Street | Warehouses and Terraces |\n| 83 | 27–29 Pyrmont Street | Cottages |\n| 84 | 37–43 Pyrmont Street | St Bede’s School, St Bede’s Church and Rectory |\n| 70 | 42 Pyrmont Street | Pyrmont Power Station, Building A |\n| 71 | 47–69 Pyrmont Street | Schute, Bell, Badgery, Lumby Ltd |\n| 124 | 91–95 Pyrmont Street | Dwellings |\n| 54 | 137 Pyrmont Street | Waite and Bull Building |\n| 117 | 142–168 Pyrmont Street | Terrace houses |\n| 39 | 92–98 Quarry Street | Cottage and Terraces |\n| 33 | 97 Quarry Street | Uniting Church and Harris Centre |\n| 34 | 102–104 Quarry Street | Terraces |\n| 105 | 2–8 Scott Street | Terraces |\n| 120 | Union Square | War Memorial |\n| 62 | 1 Union Street | Commercial Building |\n| 63 | 2–22 Union Street | Terraces |\n| 122 | 31–33 Union Street | Terrace houses |\n| 68 | 35 Union Street | Charmelu |\n| 67 | 50 Union Street | The New York Hotel |\n| 123 | 86–94 Union Street | Terrace houses |\n| 66 | 94 Union Street | Pyrmont Bridge Hotel |\n| 131 | Wattle Street | Wattle Street Railway Viaduct |\n| 4 | Cnr Wattle and Thomas Streets | Building P, Ultimo College, TAFE NSW—Sydney Institute |\n| 55 | 10A Wattle Street | Water Board Pumping Station |\n| 42 | 28–40 Wattle Street | Former Woolstore |\n| 18 | 430–444 Wattle Street | Terraces |\n| 15 | 498–500 Wattle Street | Vulcan Hotel |\n| 96 | 4 Way’s Terrace | Cottage |\n| 25 | William Henry Street | Power House Museum |\n| 111 | 14–18 William Henry Street | Millers Self Storage |\n| 29 | 17–59 William Henry Street | Former Woolstore (facade) |\n| 112 | 20–36 William Henry Street | Terraces |\n| 113 | 91–97 William Henry Street | Terraces |\n| 28 | 103 William Henry Street | House |\n| 100 |  | Escarpment Face |\n| 103 |  | Railway Cutting |","sortOrder":183}],"analysis":{"issue_detection":{"absurdities":[],"contradictions":[]},"kimi_summary":{"_metrics":{"completionTokens":1119},"content_quality":"ok","complexity_score":9,"scope_assessment":{"changed":true,"description":"The legislation has grown significantly beyond its original 2005 scope through numerous amendments. Key expansions include: addition of clause 10A (exceptions to development standards) in 2019; clause 18C protecting music venues from noise-based refusals in 2020; clause 18D on public bushland protection in 2022; clause 18E prohibiting canal estate development in 2022; clause 117A on serviced apartments in 2019; and substantial affordable housing provisions in Part 8. The heritage provisions have expanded through Schedule 8 updates, and the sun access plane controls have been modified multiple times. The plan now addresses contemporary issues like housing affordability, live music protection, and environmental sustainability that were not central to the original 2005 instrument."},"complexity_factors":["Extensive cross-referencing between clauses, maps, and schedules (e.g., height controls reference Central Sydney Height Map, sun access planes in Schedule 2, and multiple exception clauses)","Multiple overlapping consent authorities (Council, Central Sydney Planning Committee, Minister) with different jurisdictions","Nested conditional logic: clause 10 allows waivers of standards subject to clauses 48(4), 49(2), 50(4) and (6), and 52 – creating exception chains","Heritage floor space mechanism involves complex calculations, registers, covenants, and trading systems across clauses 60-63","Mixed-use floor space ratio formulas in Schedule 4 require weighted calculations based on use proportions","Sun access plane formula in Schedule 2 uses trigonometric calculations with multiple variables (H, V, D, a)","Master plan system for Ultimo-Pyrmont creates parallel approval pathway with separate consultation, adoption, and amendment processes","Extensive defined terms and specialised concepts (e.g., 'heritage floor space', 'business floor space', 'Category A and B sites', 'Opportunity Sites')","Saving provisions in clause 14 preserve multiple predecessor planning instruments with complex transitional arrangements","Affordable housing contribution calculations in clause 121 involve percentage-based formulas with residential/non-residential distinctions"],"plain_english_summary":"This is the **Sydney Local Environmental Plan 2005**, a detailed planning rulebook that controls what can be built and how land can be used across Sydney's central business district and inner-city areas.\n\n**What it covers:**\nThe plan applies to two main areas:\n- **Central Sydney** – the core CBD including the city centre, The Rocks, Darling Harbour, and surrounding precincts\n- **Ultimo-Pyrmont** – the inner-western peninsula including the former industrial waterfront areas\n\n**Key things it does:**\n\n**1. Zones land for different uses**\n- **City Centre zone**: Commercial, retail, residential, and cultural activities\n- **City Edge zone**: Mixed-use medium density transitioning to lower density areas\n- **Residential zone**: Predominantly housing in Millers Point and Potts Point\n- **Maritime and Transport zone**: Port operations, ferry services, rail yards\n- **Parks and Community Places zone**: Public open space and community facilities\n\n**2. Controls building heights and density**\n- Sets maximum heights on maps to protect sunlight reaching parks and public spaces\n- Uses \"sun access planes\" – invisible angled surfaces that buildings cannot penetrate to ensure winter sunlight reaches places like Hyde Park, Martin Place, and Pitt Street Mall\n- Controls floor space ratios (how much building you can put on a site)\n\n**3. Protects heritage**\n- Lists hundreds of heritage items (buildings, archaeological sites, public spaces) that must be conserved\n- Requires development near heritage items to be compatible with their significance\n- Allows \"heritage floor space\" bonuses – extra development rights for developers who conserve heritage buildings\n\n**4. Requires design excellence**\n- Large developments need \"development plans\" showing how they'll achieve quality design\n- Competitive design processes can reduce heritage floor space requirements\n- All new buildings must demonstrate \"design excellence\" considering architecture, materials, and public domain impact\n\n**5. Manages car parking**\n- Discourages commuter parking to promote public transport use\n- Limits tenant parking spaces based on building use\n- Restricts public car parks to short-stay only\n\n**6. Special rules for Ultimo-Pyrmont**\n- Requires master plans for large sites\n- Mandates affordable housing contributions from developers\n- Protects waterfront public access\n- Encourages mixed-use development with housing, employment, and education\n\n**7. Protects specific areas**\n- **Special Areas** like Circular Quay, Martin Place, Millers Point, and Pitt Street Mall have extra controls to preserve their unique character\n- Detailed \"character statements\" guide what new development should look like in each area\n\n**Who it affects:**\n- Property owners and developers seeking to build or change land use\n- The City of Sydney Council and Central Sydney Planning Committee who assess applications\n- Residents, workers, and visitors who use the public spaces and infrastructure\n- Heritage building owners who can trade conservation for development rights\n\n**Why it matters:**\nThis plan shapes Sydney's skyline, protects its historic character, ensures parks get sunlight, manages growth pressures in Australia's densest employment centre, and tries to balance commercial development with housing affordability and quality public spaces."},"flash_summary_failed":{"failed":true,"reason":"A positive credit balance is required for all requests, including BYOK, so fallback providers remain available. Add credits at https://vercel.com/d?to=%2F%5Bteam%5D%2F%7E%2Fai%3Fmodal%3Dtop-up to continue.","source":"analysis-cron"},"summary":{"complexity_score":7,"scope_assessment":{"changed":true,"description":"The plan has been amended over 20 times since its original commencement in December 2005, strongly indicating that its scope, permitted uses, development standards, and zoning controls have evolved considerably from the original intent. Local environmental plans in NSW are routinely amended to reflect changing planning priorities, new State government policies, and development pressures — meaning the current version likely differs materially from what was first enacted."},"complexity_factors":["The actual substantive content of the LEP (zoning maps, development standards, permitted uses, heritage schedules) is not visible in the provided text — only metadata and version history are shown, making full analysis impossible","The plan has been amended over 20 times since 2005, creating a complex layered history requiring careful attention to which version applied at any given point in time","LEPs interact with State Environmental Planning Policies (SEPPs) and the Environmental Planning and Assessment Act 1979, adding layers of interplay with other laws","Zoning and land use controls typically involve highly technical definitions, maps, and tables that must be read together to understand what applies to a specific property","Heritage provisions add another layer of complexity with separate schedules and assessment criteria","The frequent amendment history means determining what rules applied at a specific historical date requires navigating multiple point-in-time versions"],"plain_english_summary":"The Sydney Local Environmental Plan 2005 is the rulebook that governs land use and development across the City of Sydney, setting who can build what and where in the CBD and inner suburbs. It shapes zoning, development standards, heritage and environmental protections that determine whether and how projects proceed.\n\nIt affects property owners, developers, businesses, residents and professionals working on local projects — and matters for approvals, compliance and potential penalties. Note: it’s been amended many times; always check the current version."},"flash_summary":{"complexity_score":9,"scope_assessment":{"changed":true,"description":"Since its original 2005 form the Plan has been amended repeatedly to add topic‑specific provisions and align with State policy. Notable later additions broadened the Plan’s subject matter beyond traditional zoning and height/FSR limits to include: live music protections for licensed premises (cl 18C, ins 2020), temporary use rules (cl 18A, ins 2019), conversion of fire alarm monitoring (cl 18B, ins 2019), public bushland protection and a canal‑estate prohibition (cls 18D–18E, ins 2022), serviced‑apartment and housing regulation updates (cl 117A, ins 2019 and later amendments), and an Ultimo‑Pyrmont affordable housing regime (Part 8 updated across 2009–2022). The Plan now incorporates more social and environmental policy levers (affordable housing contributions, cultural venue protections, environmental/bushland rules) and finer‑grained technical controls (alarm conversion rules, sun access specifics). These additions keep the instrument within the scope of local planning control but materially expanded the range of policy interventions, procedural requirements and technical rules the LEP governs (increasing its breadth and administrative reach)."},"complexity_factors":["Extensive document spanning many Parts, Clauses and Schedules (lengthy: zoning, heights, FSR, heritage, car parking, special areas, Ultimo‑Pyrmont chapter, plus ~9 Schedules).","Large number of maps and spatial instruments referenced (Central Sydney Height Map, FSR Map, Site Identification Map, Roads & Pedestrian Map, Central Sydney Special Areas Map, Ultimo‑Pyrmont maps).","Many cross‑references to other instruments and Acts (Environmental Planning & Assessment Act, City of Sydney Act, multiple State Environmental Planning Policies, Local Government Act, Heritage and other specialist Acts).","Multiple layered discretion points: development plans, master plans, design competitions, heritage committees and ministerial powers (cls 23–26, 73, 106–110).","Complex numeric and geometric rules (sun‑access plane formula and particulars in Schedule 2 with bearings and angles; Schedule 4 mixed‑use FSR formulae).","Two overlapping exceptions regimes for development standards (cl 10 local waiver with specific numeric caps; cl 10A broader exceptions with express exclusions) leading to conditional logic and precedence questions. ","Heritage incentive mechanics: award, covenant, register, allocation and anti‑double‑dipping rules (cls 61–62, cl 58 (3), (7)–(8)).","Extensive, prescriptive lists: Schedule 8 and Schedule 9 heritage inventories and Schedule 5 Opportunity Sites — hundreds of discrete items and site references to apply. ","Frequent amendments over time (many insertions and repeals noted), producing layered historic saving provisions and transitional rules (cl 14, amendment notes attached to many clauses), increasing interpretive complexity."],"plain_english_summary":"**What this instrument does (mechanics first)**\n\n- This is the local environmental plan (LEP) that governs land use and development rules for the City of Sydney area covered by the Plan Coverage Map (Central Sydney and Ultimo‑Pyrmont). It sets who decides development applications, what kinds of uses are allowed where (zoning), maximum building heights and floor space ratios (FSR), heritage controls, car parking limits, notification rules, and processes for larger or special developments (development plans and master plans). (See: cl 2, cl 3, Parts 2–6, Part 6 of Central Sydney and Chapter for Ultimo‑Pyrmont.)\n\n- Key mechanical controls in the instrument include:\n  - Zones and permitted/prohibited uses (Central Sydney zones: City Centre, City Edge, Residential, Maritime & Transport, Parks & Community Places; Ultimo‑Pyrmont zones: Residential, Residential‑Business, Public Recreation) (cl 32, cl 85–86).\n  - Height limits tied to a Central Sydney Height Map, with sun‑access planes and specific no‑additional‑overshadowing protections for important public spaces (clauses 48–50, 49; Schedule 2 sets the sun‑access formula and particulars).\n  - Floor space ratio (FSR) caps tied to a map, with rules for additional FSR in certain circumstances (clauses 53–56; Schedule 4 explains mixed‑use FSR calculations).\n  - Heritage incentives and constraints: the LEP allows “heritage floor space” awards for conserving heritage items and sets processes and limits for development that affects heritage items (clauses 60–63, 68–73, Schedule 8 and 9 listing heritage items).\n  - Development and master plan processes for large or complex sites (development plans required for larger developments; master plans required in certain Ultimo‑Pyrmont areas) (cl 23, cl 106–115).\n  - Design excellence, sustainable building considerations and mandatory consideration of ecologically sustainable development for building projects (cl 26, cl 27).\n  - Parking controls (tenant parking maxima and restrictions on public car parks) and calculation rules (clauses 64–66).\n  - Notification, exhibition and public submission rules for development applications (clauses 19–21).\n  - A small set of sectoral or topic provisions such as temporary uses (up to 52 days) (cl 18A), protections for playing/performing music at licensed premises (cl 18C), public bushland protections (cl 18D), prohibition on canal estate development (cl 18E), and rules on conversion of fire alarm monitoring (cl 18B).\n  - Exceptions/waivers: the plan contains both a limited clause allowing up to 10% relaxations of certain development standards (cl 10) and a broader exceptions clause aligned with state law but with express exclusions for Central Sydney height/FSR/parking and certain other controls (cl 10A).\n\n**Who this affects**\n\n- Landowners and developers in the City of Sydney and in Ultimo‑Pyrmont — their ability to develop, change use, subdivide and obtain extra height or floor space is governed by this LEP (cl 3, cl 23, cl 106).\n- Residents, businesses and cultural venue operators — the plan regulates amenity (sunlight, wind, noise controls indirectly), retail frontage requirements, and heritage outcomes (cl 11, cl 27, cl 29, cl 35, cl 69).\n- The Council and the Central Sydney Planning Committee (and the Minister in limited circumstances) — these bodies are the consent authorities and adopters/approvers of development plans and master plans (cl 3, cl 25, cls 106–110).\n- Owners of heritage items — they can receive heritage floor space awards in return for conservation works but are subject to covenants and registry requirements (cl 61–62).\n- Operators of licensed premises (pubs, clubs, live music venues) — the LEP limits the grounds on which consent may be refused for music and some entertainment features (cl 18C).\n\n**Why it matters (official rationale then practical implications)**\n\n- Officially the plan aims to manage growth and change while protecting heritage and public domain quality, encouraging design excellence, sustainable buildings and a mix of uses including housing, commercial and cultural uses (cl 11–13, cl 31). The instrument gives practical effect to those aims by prescribing maps, numeric limits and processes.\n\n- Practical implications and how this changes behaviour:\n  - Developers must design and size projects to fit mapped heights and FSRs, or go through development/master‑plan pathways and sometimes provide public benefits or heritage floor space to exceed mapped limits (cl 50, cl 54, cl 56, cl 62–63).\n  - Heritage owners may obtain tradable development potential (heritage floor space) as an incentive to conserve buildings, but allocation and use of that floor space are controlled and recorded (cl 61–62).\n  - The consent authority gains discretionary tools: to require design excellence, to adopt development plans/master plans, to impose covenants, and (limitedly) to allow departures from numerical standards (cl 26, cl 25, cl 61, cl 10). That discretion shifts negotiation power to the authority in major projects.\n  - Some uses enjoy explicit protection from refusal on certain grounds (e.g., live music in licensed premises where noise can be managed) which constrains refusal reasons available to councils (cl 18C).\n  - Affordable‑housing conditions and monetary contributions apply in Ultimo‑Pyrmont in prescribed circumstances (Part 8, cls 120–123; cl 121 sets contribution percentages).\n\n**Costs, incentives, trade‑offs and implementation issues (mechanism‑focused with section citations)**\n\n- Who pays and who benefits\n  - Developers and landowners bear most direct costs: compliance with mapped limits, design competitions or design excellence requirements (cl 26), provision of heritage conservation works to secure heritage floor space (cl 61), and possible affordable housing contributions in Ultimo‑Pyrmont (cl 121). They may also gain concentrated financial benefit where the LEP permits extra FSR tied to payment or allocation of heritage floor space or delivery of public benefits (cl 56, cl 62–63).\n  - Residents and the public bear some opportunity costs: mapped caps, sun‑access planes and no‑overshadowing protections limit building bulk and therefore constrain housing and office supply on constrained sites (cl 48–50, cl 49). Those public protections create diffuse benefits (sunlight, heritage conservation) and impose diffuse costs (higher land values, constrained supply).\n\n- Incentives and trade‑offs\n  - The heritage floor space mechanism (award + allocation) creates an incentive for developers to fund conservation works in return for additional development potential elsewhere, concentrating benefits on recipients of awarded floor space while spreading conservation benefits across the public (cl 61–62). This creates potential for negotiated transfers and requires a covenant/registry to avoid double counting (cl 61(2), cl 61(5)).\n  - Allowing additional FSR in return for public benefit (cinema, theatres, mid‑block links) or design excellence channels development gains toward public outcomes but requires subjective assessment by the consent authority (cl 56, cl 63, cl 26). That raises administrative discretion and compliance costs.\n  - Clause 10 and clause 10A create two layers of possible departures from development standards: a local 10% waiver power with strict tests (cl 10) and a broader state‑aligned exceptions provision but with express exclusions for key Central Sydney controls (cl 10A). The interaction increases legal complexity and can incentivise applicants to seek exceptions, raising negotiation and review costs (cl 10, cl 10A).\n\n- Implementation risk and bureaucratic discretion\n  - The LEP relies heavily on map‑based numeric controls plus discretionary processes (development plans, design excellence, heritage committees). That mix gives the consent authority significant negotiating power and discretion (cl 23–26, cl 73). Discretion can speed tailored outcomes but raises legal and political risk (variability, appeals, challenge risk under the Act).\n  - Several controls require technical demonstrations (sun‑access plane calculations — Schedule 2), heritage impact statements and conservation management plans (cl 69, cl 73, Sch 2). These create upfront costs for applicants and technical evaluation burdens for the Council.\n\n- Effects on private choice, competition and market signals\n  - Height/FSR caps, heritage transfer rules and parking limits shape land values and the economics of redevelopment. Where the LEP allows bonus FSR in return for payment or public benefit, it creates a priced pathway for greater intensity (cl 56, cl 62–63). That can concentrate value gains among landowners prepared to engage in complex negotiations and meet design/heritage obligations.\n  - Parking restrictions (clauses 64–66) encourage reliance on public transport and constrain supply of private commuter parking, which changes incentives for tenants, retail operators and property managers.\n\n**Concrete examples of important interactions**\n\n- A developer proposing extra height in Central Sydney must satisfy design excellence, possibly allocate heritage floor space, and comply with sun‑access/no‑additional‑overshadowing rules; certain key controls cannot be bypassed by the general exceptions clause (cl 10A lists exclusions; cl 48 and cl 49 are protected from clause 10A relief in specified respects).\n\n- A heritage owner may receive awarded heritage floor space only after conservation works and registration of a covenant; once registered, that site area cannot be double‑used for FSR on another site (cl 61 (2), (3), (5)).\n\n**Where power lies**\n\n- The consent authority (Council or Central Sydney Planning Committee for major developments) decides whether to adopt development plans/master plans, to grant consents, to impose covenants and to accept design competition outcomes (cl 3, cl 23, cl 25, cl 26, cl 106–110).\n\n**Quick reference to some significant clauses**\n- Consent authority and who decides: cl 3.\n- Waiver/limited relaxations of standards: cl 10 (local 10% waiver), cl 10A (exceptions to development standards; excludes key Central Sydney standards).\n- Height, sun access and no‑overshadowing protections: cl 48–50, cl 49; Schedule 2.\n- Heritage award/allocation and register: cl 61–62.\n- Development plans/master plans and their processes: cl 23–25, cl 106–115.\n- Affordable housing in Ultimo‑Pyrmont (contributions / dedication): cl 118, cl 120–123.\n- Protections for live music at licensed premises: cl 18C.\n\n"}},"importantCases":[],"_links":{"self":"/api/acts/sydney-local-environmental-plan-2005","history":"/api/acts/sydney-local-environmental-plan-2005/history","analysis":"/api/acts/sydney-local-environmental-plan-2005/analysis","conflicts":"/api/acts/sydney-local-environmental-plan-2005/conflicts","importantCases":"/api/acts/sydney-local-environmental-plan-2005/important-cases","documents":"/api/acts/sydney-local-environmental-plan-2005/documents"}}