NSW Department of Planning and Environment

Parramatta CBD

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 is happening now?

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 is considering a SEPP related to the B3 zone in the core of the CBD to exempt office development on sites with an area greater than 1,800sqm from any floor space ratio (FSR) controls. This would allow for unlimited FSR for office development and make height the primary determinant of built form. The department is also investigating additional design considerations to support this outcome. 

Further analysis is also being undertaken for 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, 5.69 MB).


What happens next

The department will work with the City of Parramatta Council to prepare new planning controls for the Parramatta CBD.

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Page last updated: 26/09/2022