Minutes of Half Day Session held 13 June 2007
Attendees:
The following table outlines which individuals / organisations attended the half day session.
Time
Organisation
Representatives
Planning Direction
Danny Jones, Ross Howieson, John Fayad, Therese Fayad
1.15 – 1. 30
Ministry of Transport
Apologies
1.30 – 1.45
Parramatta Stadium
Luke Coleman
1.45 - 2pm
Housing Industry Association (HIA)
Graham Wolfe & Clare Larkin
2 00 - 2.15
Transport Infrastructure Development
Corporation (TIDC)
Steve Sheriff
2.15 –-2.30
Grocon
Brian Moore, Bob Young, Keiran Wallington
2.30 – 2.45
Ingham – Westfield
Nigel Dickson, Steve Mitchell, Brett Brown
2.45 - 3 00
Ingham
Steve Webb, Nick Juradowitch, Nigel Dickson, Bha Choudhury
3.00 – 3.15
Diocese of Parramatta
Maureen Wade, John Spellane
3.15 – 3.45
Our Lady of Mercy (OLMC)
Greg Smith, Peter John Cantrill, Kitty Guerin, Adam Brewer
3.45 - 4.00
Urbis
Ian Cady, Peter Coombes
4.00 - 4.15
Park Trust
Chris Levins
4.15 – 4.30
NSW Dept of Commerce
Greg Trezise, Ross Gunthorpe, Kiran Chalise
4.30 – 5.00
St John’s Church
Rod Cuevas, Ron Irvine, Alan Hyam, Bruce Morrison
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1.00- 1.15
ATTACHMENT 2
Dept. of Planning: Chris Johnson, Margaret Petrykowski
Councillors: Lorraine Wearne, Paul Garrard
Council staff: Marcelo Occhiuzzi, Paul Kennedy, Chris Bailey, Kelly Van der Zanden, Linda Perrine
Issues Raised
Planning Direction (PD)
1.
The site at 39-41 Hassall Street. The submission is for an
increase in height from 54m to 72m along the corridor with an
FSR of 8:1.adjoining the park.
2.
The site bounded by Kendall and Parkes Streets. The draft
LEP indicates a 28m height limit, but the proposal is for a 40m
height limit with an FSR of 6:1.
2. Kendall and Park Street Block
The submission outlined that the 40m height limit proposed in officer’s
report was welcome, however, the FSR proposed of 4:1 was not
possible to be achieved on the site as the landowner’s modelling
demonstrated. This should be 6:1. There is a difference in the
methodology of the calculation of FSR between the REP and the draft
LEP and this should be taken into account.
Similarly, staff have reviewed the submission relating to
item 2 and considered a height and FSR increase in line
with the zone being changed to commercial core. Whilst
staff previously supported this change, it is the DoP’s
intentions not to rezone these blocks. Council staff
contend that the recommended increased height and
FSR to the block bounded by Parkes, Station Street East
and Kendall Streets should only occur if it is rezoned.
The risk is that the Department will reject the rezoning of
the block(s) and maintain the increased development
capacity. This would be undesirable as the amenity of
the area is not particularly conducive to residential
development. Therefore, it will is the recommendation of
this report that the controls remain as exhibited.
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1. Hassall Street
It was submitted that the site was in reasonable proximity to the railway
station with a flat walk. There is no reason why the land should not
accommodate increased development potential given the need to
accommodate optimistic growth projections.
Response
Council staff have reviewed the submission and maintain
that the development potential of the Hassall Street
property should not be increased. The 54 metre height
limit represents a significant increase form current height
controls in the REP. It represents a “hard edge to the
park, however, a 72m edge is considered overwhelming
and not desirable.
ATTACHMENT 2
Issue
Danny Jones (PD) made representation regarding two areas on the
eastern edge of the City Centre. They are
Parramatta Stadium
Response
The stadium was included in the draft Plan. The stadium
is zoned Private Recreation and under Schedule 1
Additional Permitted Uses there are provisions which
reflect the unique characteristics of the site -- these are
carried over from the REP. The stadium is not subject to
any specific height or floor space ratio controls and
development proposal can be evaluated on their merits.
It was submitted that the stadium was not considered for “funding” by
The purpose of the CIP is to fund public infrastructure
the Council, unlike the adjacent $25 million upgrade of the Olympic pool and facilities. The Parramatta Stadium does not fit this
in the Civic Improvement Plan (CIP).
category.
Transport Infrastructure (TIDC)
.
Issue
Zoning across allotments

Issue with splitting zoning across land in their ownership along
the railway corridor (Lot PT 204, DP 1083102).

Under the Draft Zoning Plan, most of the land is zoned B3
Commercial core and part B4 Mixed Use. TIDC is seeking to
achieve a consistent zoning of B4 Mixed Use across their entire
subdivision.

Reasons for the request is that land is part of a divestment
Response
It is agreed that the site should have a common zone
given especially that the “road” shown on the maps no
longer exists.
This site is recommended to be zoned Commercial Core
given its strategically significant location adjacent to the
railway station.
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It was noted that there could be closer ties between
Parramatta Park and the Stadium.
ATTACHMENT 2
Issue
Luke Coleman expressed the point that the Parramatta Stadium had
been “excluded” from the “Grand Plan’ for Parramatta. He maintained
that the stadium was a real part of the business community and
should be more closely integrated into the fabric of the growing city.
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

ATTACHMENT 2

strategy for Public Transport Interchange and because if
considered appropriate in the future, would allow for some
residential in close proximity to the railway line.
TIDC’s submission highlights the historical context of the
allotment in an aerial photo which provides view of allotment
arrangements
TIDC is not looking for any height adjustment – the sight is
affected by the sun access plane
There is not current proposal for a residential development.
There was recognition that when development occurs on the
site, further thought and detailed work needs to be done on
ensuring a good public space and appropriate pedestrian
through links.
It was agreed that the rate of parking should be
expressed as a maximum not minimum as this has wide
transport planning implications.
Calculation of FSR

TIDC made specific reference to Lot 205 of their property
portfolio which currently functions as a pedestrian connection.
Whilst TIDC has no objection to retaining or enhancing the
connection, it seeks some reconciliation of the loss of floor
The point made is appreciated but will require
modification of the provisions of the standard LEP
template.
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Minimum car parking requirement

TIDC feels that the proposal to establish the car parking rates as
a minimum does not recognise the site’s proximity to public
transport nor encourage reduced use of the vehicle. TIDC
would prefer a Maximum rate be expressed.

It was also noted that if a developer was required to provide
increased numbers of car parking, this had further complications
and limitation in Parramatta due to archaeological constraints
and the water table.

space potential. Specifically the way in which it is calculated.
TIDC suggested that where an area provides some public
benefit it should not be excluded from the total floor area for the
purposes of calculating FSR.
Response
The levy was in direct response to the significant
increase in development potential and floor space and
the subsequent impact upon infrastructure and
services.
The State Government is still in the process of
providing for a uniform approach to affordable housing
throughout Sydney.
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Issue

The major concern of the HIA relates to infrastructure levies,
specifically the potential for inclusionary zoning rights relating to
affordable housing, housing mix and accessible housing.

The 3% levy will impact upon cost of residential construction
and therefore flow through to the provision of affordable
housing, specifically, reduce it.

HIA was seeking an opportunity to have a variable levy for
residential development over others?

HIA feels that Councils have a role to play in the argument to
support affordable housing and should be entering the debate
on this matter.

HIA suggested that by recognising affordability as an issue (by
allowing a mechanism built into the levy for provision of
affordable housing) will keep the issue on the agenda and
ensure that measures are taken to try and provide this type of
housing throughout Sydney.
ATTACHMENT 2
Housing Industry Association
Grocon
Response
It is agreed that the alignment of the 200m height limit
was incorrectly drafted as exhibited. This will be
amended in accordance with the Civic Place
Masterplan.
As discussed above, the carparking rates are proposed
to be changed to maximum rather than minimum.
Issue

The main issue for Westfield is that it feels that it has been
sidelined as part of the City Plan process and this has been based
on history particularly relating to urban form issues.

Westfield wanted to reiterate that their philosophy and approach
toward development was moving forward and is particularly
focused on urban design issues. Examples were given of their
Response

It was noted that while the example of Guildford in
the UK was a good one, the options presented for
Parramatta to date, seemed to lack the critical
mixed use elements an represented a bulky and
“closed” approach that Council was trying to avoid.
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Westfield
ATTACHMENT 2
Issue

Grocon raised the issue of the configuration and alignment of
the 200m height line affecting Civic Place, specifically its
alignment along the rear of the existing allotments which face
Darcy Street. Grocon is seeking adjustment of this alignment in
order to reflect the objectives of the Civic Place Masterplan,
which will reflect the alignment of the facades of the new
building footprints and allow for the appropriate bulk and
massing.

Grocon is not looking for any changes to the FSR or philosophy
etc, but rather just wants refinement of the fundamental design
principles.

Any other issues put forward on behalf of Grocon by Vivian
Goldsmith in JBA’s original submission to the Plan, are more
just a matter of semantics.

Notwithstanding, one issue that Grocon saw as an important
issue for concern was the proposal for a minimum car parking
rate, particularly as prohibitions have already been placed on
their site.




There is a strong desire for permeability and that
Westfield would need to consider these issues to
avoid the “box” status of the site in the CBD which
seeks to capture shoppers and keep them within
for as long as possible.

It was expressed that Council was keen for positive
design options to occur on the site and was in
principle supportive of a collaborative approach to
Westfield’s redevelopment, but in a measured
manner. It was suggested that a collaborative
planning process could lead to a future
amendment in the planning documents for the City
Centre.
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
ATTACHMENT 2

new approach to development and precedents in Guildford,
Nottingham and London in the UK, Belfast in Ireland and Bondi
Junction in Sydney, were presented.
Westfield reiterated that it is keen for a mixed use development
approach and in the case of Parramatta, this would compensate
for exposed car parking and floor space issues.
The general position of Westfield is to change its built form
appearance over time but have not been given that opportunity to
do so under the limited control framework as proposed by the City
Plan.
Westfield feels that from a planning perspective, there has been
inequity in the process of development the City Plans and they
have been excluded from the process, especially considering its
strategic location and their willingness to do something different.
Westfield feels that because of the sites strategic role and location
within the city, especially its proximity and relationship to the
railway that if the site does not have the potential to improve and
develop this will be to the detriment of the whole city.
It was mentioned that the matter of above ground car parking and
its inclusion as floor space for the purposes of calculating FSR,
restrict Westfield from doing things to the site. Westfield raised
the issue that it believes there was inconsistency in the
application of the state government directive to exclude car
parking from FSR.
Westfield further explained some of their design theories for
Parramatta’s site and noted that they would likely need an FSR of
about 8:1 to achieve their design objectives and even 10:1 if
above ground car parking was included as FSR.
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89 George Street (Better Brakes)
Response

It was acknowledged that some thought had been
given to a review of these words which are
proposed to be amended.

It was noted that it was difficult for the entire suite
of controls to capture all situations in the city and
that there are some circumstances where
variations could be considered. Relating to this,
there was discussion about the application of
Clause 24 of the LEP for this purpose.
Issue

Draft LEP had no height limit for the site. Intention was to include
an overlay of a masterplan that was approved by the Heritage
Council.

The area of the oval should be zoned open space and agree with
officer’s recommendation that this should be so zoned.
Response

It is proposed that the LEP height limit be changed
to 10 metres for land generally north of the oval
and 18 metres for the north western corner of the
site. Furthermore, an additional height overlay is
proposed for the DCP in accordance with the
approved masterplan for the site.
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Diocese of Parramatta
ATTACHMENT 2
Issue

The main concern for this developer was the impact of Clause
22A for minimum lot frontages and its limitation on the site. The
point was made that Clause 22A does not include objectives
which consequently makes it difficult to justify a variation on the
standard. Further, that the words “physically not possible” are
limiting and should be reviewed.

In addition, concern was expressed for the penalty on small lots
in respect of FSR and the difficulty to get consistent built form.
It was suggested that it may be more appropriate to have a
sliding scale approach for smaller sites.

In respect of the indicative pedestrian links there is concern that
the provision of these on small sites could impose a penalty or
further constraint to development. It was suggested that where
a developer was required to provide pedestrian access,
particularly on such a constrained site, there should be a floor
space bonus or different method for calculating FSR.
Something equivalent to the amount of land excluded for that
purpose for example.

Our Lady Of Mercy (OLMC)
Issue





Want to be included within City Centre Plan boundary as it is a
regional school and the boundary of the city centre does not
seem to make sense as it seems to intentionally work around
the site.
Total of approx. 1,500 people on the site including teachers
and students. School need to expand, including playground
area.
Traffic issues associated with “busy-ness” of the area.
Potential overshadowing from adjoining development, this is
not yet known.
Transport issues as most students arrive by public transport
from long distances.
Privacy for girls.
Traffic – Victoria Road, Ross Street and possibly Villiers Street
needs attention but perhaps this is outside of the LEP.




The boundary of the city centre is based on the
REP and this will remain at this stage. This may
be reviewed in the future.
The traffic management issues associated with
the location of the school are issues that should
be taken up as part of Council operational traffic
management service rather than the plan making
process.
There may be some minor overshadowing of the
school site in early morning times, however, the
school should generally have good levels of sun
access throughout the year.
Privacy for the girls of the school may be provided
as part of any future masterplan for the school.
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

Response
ATTACHMENT 2
It was outlined that open space would infer
responsibility of purchase by Council and the
report had an anomaly in that one part referred to
this site as being proposed for open space zoning
and another part included the proposal to impose a
“cross hatched” area, which also prohibits
development. It was the intention to include a
cross hatched area rather than open space zone.
Parramatta Park Trust
Response
Acknowledges inputs to date and notes recommendations of officer
reports and the shift in opinion on views. Trust acknowledges city is
changing and understands its imperatives.
As explained in the Council report of 30 May 2007, the
views as exhibited, are proposed to be embellished (by
the addition of significant REP views). It should be
noted that as a planning authority, both Council and the
Department of Planning need to balance the growth of
the city in its historical context as well as within the
wider metropolitan context.
Heights on edge of city important, as are the setting of Park and the
potential to appreciate its 19 century history. It is proposed to
recognise the Park as a World Heritage site.
Concerned about recognition of views in exhibited plan and the
significant increase of height in the city core, N. Church St., the
removal of views and the loss of setting for the Park.
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Key views explained:
 Views to N. Church St. now improved, but queried whether
height is absolute.
 The Mays Hill views proposed are acceptable.
 Views from the Park to the city are compromised
 Views from The Crescent to Old Government House generally
acceptable, but there will be higher buildings in the background
ATTACHMENT 2
Issues
The Park Trust is looking for robust controls and noted that court cases
have defended views in the past.
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Ian Cady and Peter Coombes
Issue
Response
Concerned about 244 Church St., part of which fronts George Street.
The floor space ratio has been reduced from 5: 1 to 3: 1, even though it
is allowed a generous height under the sun access plane provisions.
It is agreed that the floor space ratio should be
increased to 10:1 in line with the change in height on the
height map.
Issue

Regarding the Marsden site the word ‘revised’ should be omitted
from the revised master plan guidelines. These have been
given statutory weight in the LEP but should only be treated as
guidelines. An 18 m height restriction should be allowed for
development at the north western corner of the Marsden site
and master plan guidelines should be included in the DCP. The
floor space ratio for the whole site is appropriate and should also
include the oval.
The revised height limit for the Justice Precinct is acceptable but
queried the 18 metres setback on O'Connell Street. A
consistent setback is sought along Parramatta River and
O'Connell Street.

It is agreed that the adopted masterplan for the
Marsden site should be treated as a guideline.
Given that the heritage of the site is of state
significance, this should be the significant control
for the site. The masterplan will be a reference
document to be referred to by the DCP.

The comments regarding the Justice precinct are
noted and a consistent setback will be proposed
along the river and O’Connell Street.
St Johns Cathedral precinct and adjoining land
Issue
Concerned about two areas: land to the north of the Church precinct
known as Fund land and the Church precinct itself.
Response

It is agreed that the height limit of the “Fund” land
should be increased to 18 metres in keeping with
the pattern of height in the locality.
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
Response
ATTACHMENT 2
NSW Department of Commerce

The provisions of the SP2 Infrastructure Zone covering
the Church precinct will be widened in line with LEP
2008 to give the Church additional flexibility in the use
of it’s property.
ATTACHMENT 2

83 Macquarie St. -- Rod Cuevas
Issue
The site of the native institution for Parramatta was formerly (in the mid19 century) situated at this address, as based on evidence prepared for
a development application. This evidence will be submitted to Council
Response
This is noted.
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Fund land: Noted that the Church's submission was favourably
considered and that changes have been recommended, including
increased height for Marsden Street of 36 metres. This was
considered to be a good outcome. However, there was a disparity
in this height and that of the block to the south east. The height of
land should be increased to 24 metres (or 18 metres). Some
concern was raised at the shadow effect of this height on heritage
items. However, this height was considered to be within the
existing shadow profile.
Church precinct: There is a problem of use with the Verger’s
cottage in the south western part of this precinct. The
infrastructure zoning for the cottage is too restrictive and should
be included in the same zone as adjoining land to the west.
Similarly, the zoning of the hall in the north western part of the
precinct is restrictive and a more flexible zone is sought allowing a
wider range of uses including conference facilities. Height can be
assessed on a merit basis. Concerned that site provisions allow
the ability to subdivide.