NSW Government
Planning

Parramatta CBD

Priority growth areas and precincts

Location of the Sydney's Open for Lunch at Parramatta Square, Parramatta. Credit: Destination NSW

The Parramatta Central Business District (CBD) Local Environmental Plan (LEP) was made in May 2022.

You can view the Parramatta LEP 2011 – Parramatta CBD Planning Proposal 2017 and final documents on the Planning Portal.

The Department of Planning and Environment is working with the City of Parramatta Council to support the next stage of strategic planning for the Parramatta CBD.

The creation of new employment opportunities will be important for the development of Parramatta as Sydney’s second CBD. Our planning is exploring the best options to allow for job growth in the CBD core.

Parramatta CBD overview

The NSW Government has made significant investments in infrastructure for Parramatta CBD including the delivery of Sydney Metro West and the Parramatta Light Rail as well as sport and cultural facilities. Future employment opportunities within Parramatta CBD will benefit from this investment and will be key in strengthening Parramatta’s economic competitiveness and adding to its vibrancy.

The Parramatta CBD consists mainly of a commercial core, surrounded by a mixed-use zone that supports commercial and residential development through “shop-top housing” and commercial premises.

The Parramatta CBD and the surrounding areas surrounds include heritage items and places of world, national, state and local significance as well as parklands and lower scale development.

Public transport in Parramatta CBD

The Parramatta CBD is serviced by the existing rail line providing access east to Sydney CBD and west to Penrith, Blue Mountains and beyond.

Parramatta Light Rail Stage 1 is under construction and will provide more public transport linking Parramatta CBD to Westmead, through Parramatta North, and to Carlingford in the north-east. It is expected to open in 2024.

The future Sydney Metro West will provide fast access to the Sydney CBD and Sydney Olympic Park with future transport corridors identified to traverse Parramatta in Transport for NSW’s Future Transport 2056. 

What's happened so far

Following the making of the Parramatta CBD LEP, the City of Parramatta Council and the department have continued discussions regarding the areas excluded from the CBD LEP.

Council resolved on 25 July 2022 to write to the Minister for Planning and Homes and the department seeking the following:

  • An increase to the permitted commercial floor space in the existing central B3 Commercial Core area via the preparation of a State Environmental Planning Policy (SEPP) to become effective at the same time as the CBD LEP (Amendment 56) on 14 October 2022. 
  • To prepare a SEPP for certain land zoned B4 Mixed Use and B3 Commercial Core (outside of the central commercial core area) to introduce additional floor space that allows for commercial uses and that this SEPP becomes effective by December 2022, with periodic updates for the community provided during its preparation.

The department undertook further analysis of the remaining B3 areas (Auto Alley and Aird Street Retail precinct) and some land within the B4 zone in the CBD to address the issues identified in the finalisation report for the CBD LEP. See the Parramatta CBD map (PDF, 5.7 MB).

The department amended the Parramatta Local Environmental Plan 2011 on 30 September 2022 through the State Environmental Planning Policy Amendment (Parramatta CBD) 2022 (Parramatta CBD SEPP) to allow additional floor space for office development in the B3 zone of the core of the CBD on sites with an area greater than 1,800sqm. The new controls also require a development control plan for the land to address specific design considerations. The SEPP became effective on October 14 2022. 

Further, the department amended the Parramatta Local Environmental Plan 2011 on 16 December 2022 through State Environmental Planning Policy (Parramatta CBD) (No2) 2022 (Parramatta CBD SEPP 2) to allow growth in employment uses within certain B3 Commercial Core and B4 Mixed Use zone sites within the Parramatta CBD as well as uplift for the Phillip Street Block, subject to certain provisions been met.

Parramatta CBD SEPP 2 will enable approximately 8,000 jobs and 180 dwellings.

Church Street North precinct

The state-led rezoning of the Church Street North precinct, located north of the Parramatta CBD has also been completed. The Department has amended the Parramatta LEP 2023 through the State Environmental Planning Policy (Church Street North Precinct) 2023. The rezoning supports the delivery of housing in line with the priorities of the NSW Government and investment in the Parramatta Light Rail.

For more information, visit Church Street North.