About the Urban Transformation Strategy

What is the Parramatta Road Corridor Urban Transformation Strategy (the Strategy)?

The Strategy sets out the vision and land use and transport principles to accommodate 27,000 new homes and 50,000 new jobs in a range of industries across the Corridor over the next 30 years. It is an integrated land use planning and transport framework to guide future land use in a staged manner, where future development will be coordinated with infrastructure delivery and funding. Eight Precincts will be the focus of growth and renewal in the Corridor.

The Strategy is supported by an Implementation Tool Kit which responds to community priorities for more open space and more appealing streets, reduced traffic congestion, improved public transport, and a better environment for residents and business. 

What does the Strategy do?

The Strategy does not rezone land, but provides guidance for the consideration of future rezoning applications. A Ministerial Direction gives statutory (legal) weight to the Strategy and Implementation Tool Kit. The Direction requires land use and transport proposals to demonstrate consistency with the Strategy and Tool Kit, and enables councils to consider planning proposals in a clear strategic context. Any land use changes (rezonings) will be considered using the existing land use planning system.

To help implement the Strategy, the Implementation Plan 2016 – 2023 suggests a staging plan for the Corridor. It outlines the short term stages, maps the first lands suitable for rezoning, and identifies the infrastructure required to support rezoning. 

Who prepared the Strategy?

The Parramatta Road Corridor Urban Transformation Strategy was prepared by the NSW Government, led by UrbanGrowth NSW in collaboration with Transport for NSW, Roads and Maritime Services and Sydney Motorway Corporation, Department of Education, Sydney Local Area Health District, Western Sydney Local Health District and Greater Sydney Commission, and in consultation with local councils and stakeholders.

The Strategy was released by the NSW Government in November 2016.

How have local councils been involved?

During the three year development of the Strategy from 2013 to 2016, UrbanGrowth NSW worked closely with local councils along the Corridor to coordinate the approach to planning, transport, amenity improvements and community consultation. The working arrangements between State government and councils was formalised in Memoranda of Understanding with nine of the councils in place at that time.

Council personnel from seven councils were seconded into the project team in 2015 to assist with the preparation of the draft Strategy and its supporting documents. All councils along the Corridor are key stakeholders and remain crucial to the implementation and delivery of the Strategy.

The Strategy has been endorsed by the NSW Government and was released in November 2016.

What next?

The release of the Strategy largely concludes UrbanGrowth NSW’s involvement. Local and State Governments now have a part to play in implementing the Strategy. The Strategy will inform the draft District Plans for the Central and Central West Districts, where the Corridor is located. 

What is the Parramatta Road Corridor (the Corridor)?

The Parramatta Road Corridor referred to in the Parramatta Road Corridor Urban Transformation Strategy encompasses Parramatta Road, land adjoining and at least one block back from the Road, and eight growth Precincts identified by UrbanGrowth NSW in collaboration with local councils.

The Parramatta Road Corridor spans 20 kilometres from Granville in the west to Camperdown in the east and is made up of Precincts and Frame Areas. Please see the relevant FAQs for more information on Precincts and Frame Areas.   

Why do we need a Strategy for the Parramatta Road Corridor?

The Corridor is a strategically important transport and movement route for people who live, work and travel in the area. Sydney is growing and we need to plan for the future by identifying the infrastructure and services that are required to support land use change and growth.

The Strategy responds to two broad needs identified in the NSW Government’s A Plan for Growing Sydney (December 2014) - to support growth and to make the Parramatta Road Corridor a better place to live, work and visit.

A Plan for Growing Sydney is the NSW Government’s plan for the future of the Sydney Metropolitan Area over the next 20 years. The Plan nominates the Parramatta Road Corridor as a priority for increased housing, economic activity and social infrastructure, with a focus on centres (Precincts) that offer good public transport access and amenity.

Currently, people who live in, work in or travel through the Corridor face a number of problems along the Corridor’s length including:

  • slow road travel and poor alternatives to road travel
  • unattractive and unappealing streetscapes
  • disconnected planning.

Combined, these issues have eroded the Corridor’s role as a place to live, shop and trade, affecting economic vitality, causing declining economic and business activity and degrading the quality of the street environment.

Why are more people expected to live in the Parramatta Road Corridor?

Over the next twenty years, Sydney’s population will increase by about 1.6 million people. This means that most parts of Sydney will be home to significantly more people over the coming decades.

The Strategy projects an additional 27,000 people to live in the Corridor over the next 30 years. 

The Strategy includes plans for how future population growth in the Corridor will be supported by transport and social infrastructure and new jobs, and controls for new development that will be sustainable and appropriate in its local context. 

How many more homes are planned for the Corridor?

The Strategy envisages 27,000 new homes over the next 30 years. These homes will be located close to transport and services, with a diverse mix of housing types and choices, including affordable housing.

How many extra jobs will be created in the Corridor? How will they be created?

The Strategy projects 50,000 new jobs over the next 30 years.

These jobs will be created through the Corridor by:

  • appropriate zoning and development controls to create opportunities for more people to live closer to their work
  • attracting new businesses to the area through improvements to the accessibility, amenity, infrastructure, planning and development controls
  • revitalising well-established retail and service centres along the Corridor
  • increasing demand for goods and services from a growing population.

What are the key benefits of the Strategy?

The key benefits of the Strategy include: 

  • $58 billion dollars of development value across the recommended mix of land uses over 30 years
  • $31.4 billion of development through the Strategy over the next 20 years
  • a prioritised and costed list of state and local infrastructure including education and health facilities, community and child care facilities, public transport, open space, cycle and walking linkages
  • proposed on-street rapid transit improvements between Burwood and the Sydney CBD and the proposed Parramatta Light Rail.

The Strategy has been prepared with substantial local government and community involvement in helping define the scope of growth and change in the Corridor. 

Council personnel have been directly involved in the preparation of the Strategy with seven council members seconded into the UrbanGrowth NSW project team. 

What infrastructure funding supports the Strategy?

The Strategy is supported by a prioritised and costed Infrastructure Schedule and over the life of the Strategy it has the potential to deliver:

  • 66.7ha of open space and recreation areas
  • 18 sports courts
  • 41km of new and upgraded walking and cycling connections
  • more than 3,000m2 of new and upgraded community infrastructure facilities
  • 6.5km of streetscape improvements including new footpaths, street tree planting, street furniture, undergrounding services and lighting on Parramatta Road and surrounding streets
  • $311m of development contributions towards education facilities
  • $131m towards the Burwood to Sydney rapid bus service and
  • contributions towards health facilities/rooms in each Precinct and upgrades of Concord, Canterbury and Balmain Hospitals.   

Commitment of capital for major infrastructure investment by the State Government will be subject to Government’s normal budgetary processes.

The Infrastructure Schedule Fact Sheet and the Infrastructure Schedule are available for download on this webpage, under publications.

The $198 million Urban Amenity Improvement Plan also supports the Strategy. Further information about the Urban Amenity Improvement Plan can be found in this document.  The Urban Amenity Improvement Plan Fact Sheet and Urban Amenity Improvement Plan are also available for download on this webpage, under publications.  

How is the Strategy set out?

he Strategy comprises the:

In addition to the Strategy and Implementation Tool Kit, there are Reference Reports.  These Reference Reports have informed the Strategy and Implementation Tool Kit and will continue to inform future land use and development activities and decisions in the Corridor. 

To summarise the Strategy and Implementation Tool Kit, UrbanGrowth NSW has prepared community information and Fact Sheets available for download under publications from this website including:

  • Informing the Parramatta Road Corridor Urban Transformation Strategy – How stakeholder feedback on the draft Strategy has informed the final Strategy
  • Newsletter
  • Strategy Fact Sheet
  • Implementation Plan 2016-2023 Fact Sheet
  • Urban Amenity Improvement Plan Fact Sheet
  • Planning and Design Guidelines Fact Sheet
  • Infrastructure Schedule Fact Sheet
  • Technical and Specialist Fact Sheet

What is the Implementation Tool Kit?

The Implementation Tool Kit is a suite of supporting documents to guide and inform detailed implementation of the Strategy. The four documents are:

  • Implementation Plan 2016 – 2023
    • A short term staging strategy which maps the first release of land suitable for rezoning
    • It identifies infrastructure required to support rezoning between 2016 - 2023
    • It includes an ‘Out-of Sequence Checklist’ which is a merit assessment for rezonings which propose to proceed outside first release of land
  • Infrastructure Schedule
    • A prioritised and costed schedule of State and local infrastructure
    • It includes education and health facilities, community and childcare facilities, public transport, open space, cycle and walking linkages
    • It requires planning proposals to demonstrate satisfactory arrangements, such as voluntary planning agreements, are in place to provide or contribute towards the infrastructure required to support growth
  • Urban Amenity Improvement Program (UAIP)
    • A $198m program of local amenity works including public domain and streetscape improvements, active transport links, open space/urban plaza
    • The program will be administered by Greater Sydney Commission and delivered by councils through a tied grant program
  • Planning and Design Guidelines
    • Suggested land use and built form controls including land uses, heights, densities, open space, movement and circulation

Implementation

How will the Parramatta Road Corridor Urban Transformation Program be delivered?

The Parramatta Road Corridor Urban Transformation Corridor Program is the NSW Government’s program to transform the Corridor over the next 30 years, bringing new life to Parramatta Road and adjacent communities through investments in homes, jobs, transport, open spaces and public amenity.

Agencies responsible for delivering the Program include the Department of Planning and Environment, Greater Sydney Commission, Transport for NSW, Roads and Maritime Services, Sydney Motorway Corporation and local councils.

Delivery of the Program involves:

  • statutory planning mechanisms, including a Ministerial Direction and future rezoning processes
  • management and delivery of the Parramatta Road Corridor Urban Amenity Improvement Program (UAIP)
  • public transport investment
  • staged infrastructure delivery
  • future consultation
  • governance.

Who is responsible for the Strategy?

The Strategy is a long term policy framework that will be implemented by local and state government agencies over the coming decades.  No one agency is solely responsible for the Strategy.

The Strategy details a Corridor Governance Framework with actions at six levels:

  • policy direction and administration, led by the Greater Sydney Commission
  • District planning, led by Greater Sydney Commission
  • Precinct planning and land use change, led by the Department of Planning and Environment, and local councils
  • infrastructure delivery, led by Transport for NSW, Roads and Maritime Services, Greater Sydney Commission and councils, with support from the Department of Education, NSW Health, local health districts and councils in terns of social infrastructure
  • local planning and development assessment, led by councils
  • monitoring and review, led by Greater Sydney Commission and councils.

Does the Strategy rezone land in the Corridor?

Rezoning is the statutory (legal) process for changing an allowable land use.

The Strategy does not rezone land. It is a policy framework and government agencies, councils and landowners will be required to refer to the Strategy when proposing land use or transport changes or projects.  The Strategy will inform government agencies, councils and landowners about the Government’s expectations and objectives for the Corridor.

The Strategy’s Implementation Plan 2016-2023 identifies small areas that can be rezoned in the next seven years, subject to the identified infrastructure being in place.

Implementation of the Strategy in respect of changing land use or rezoning will occur through existing statutory planning mechanisms which include:

  • landowner or proponent led planning proposals
  • local councils undertaking Local Environmental Plan amendments
  • Priority Precinct proposals undertaken by Department of Planning and Environment.

The Strategy requires that rezoning of land will be staged and sequenced with the delivery of infrastructure.  This includes city-shaping infrastructure, such as WestConnex, the Parramatta Road rapid bus route between the Burwood Town Centre and Sydney CBD, Parramatta Light Rail, and local and regional infrastructure as set out in the Implementation Plan 2016-2023.

Rezoning proposals will need to demonstrate consistency with the Strategy and the Implementation Tool Kit and specifically address infrastructure coordination requirements.

Land use zoning changes will be facilitated and delivered by the NSW Department of Planning and Environment, Greater Sydney Commission or local councils.

Who is responsible for rezoning?

The Parramatta Road Corridor Urban Transformation Strategy has not changed the rezoning process. Changes in land use or rezoning will occur through existing statutory (legal) planning mechanisms which include:

  • landowner or proponent led planning proposals
  • local councils undertaking Local Environmental Plan amendments
  • Priority Precinct proposals undertaken by Department of Planning and Environment.
  • In most cases, local council will be the relevant planning authority in the first instance, and will be responsible for preparing amendments to local environmental plans. The amendments will then be assessed by the Department of Planning and Environment and the Sydney Planning Panel/Greater Sydney Commission. For more information about the rezoning process, please visit; http://www.planning.nsw.gov.au/Plans-for-your-area/Local-Planning-and-Zoning 
  • Early consultation with local council and the Department of Planning and Environment is highly recommended.

Who will be responsible for assessing development proposals?

The Parramatta Road Corridor Urban Transformation Strategy has not changed the consent role arrangements.

Local councils continue to be responsible for assessing any proposals for local development within their local government areas.

Regionally significant development is determined by the relevant Sydney Planning Panel.

The Minister for Planning (or his delegate) is the consent authority for State Significant Development. 

Why is the Parramatta Road Corridor Urban Transformation Implementation Plan 2016-2023 only a short term plan?

The Parramatta Road Corridor Urban Transformation Implementation Plan 2016 – 2023 adopts a shorter horizon to respond to current conditions, and to focus resources and efforts where they are most needed to achieve real change in the Corridor.

The Implementation Tool Kit provides a basis for review to ensure it is able to adapt to changes as they occur, and is available for download on this webpage, under publications.

What is the impact of the council amalgamations?

When the Parramatta Road Corridor Urban Transformation Program was first established by Government in 2013, the Corridor covered ten local government areas. During the course of the development of the Strategy, new councils have been created and currently the Corridor runs through seven local government areas in the Corridor and additional merger proposals are being considered.  

The Strategy and Implementation Plan 2016-2023 have been prepared in collaboration with all councils in place along the Corridor. The Reference Reports that have informed the Strategy and the Implementation Plan also acknowledge past and present councils.

The NSW Government is continuing to work with all councils and will work with Administrators where they have been appointed.

Precinct and Frame Areas

Where are the Precincts in the Strategy?

The Precincts are:

  • Western Precincts − Granville and Auburn
  • Eastern Precincts − Homebush, Burwood–Concord, Kings Bay, Taverners Hill, Leichhardt and Camperdown

Eight Precincts were identified to be the focus of growth and renewal within the Corridor. They are:

  • Granville
  • Auburn
  • Homebush
  • Burwood-Concord
  • Kings Bay
  • Taverners Hill
  • Leichhardt
  • Camperdown.

How were the Precincts chosen?

Precincts were identified in collaboration with councils and were chosen because they:

  • are close to places of employment
  • have access to public transport
  • can support a new housing mix
  • are close to existing services.

Will growth only occur in the Precincts?

Growth will occur throughout the Corridor including the Precincts and ‘Frame Areas’ identified in the Strategy.

What are the Frame Areas?

Frame Areas are the stretches of land between the Precincts that front Parramatta Road and run between each Precinct, typically including lots between Parramatta Road and the first street or laneway running parallel to Parramatta Road.

The Frame Areas are important connections between Precincts and will contribute towards shaping the transformation of the Corridor.  While Frame Areas are not the focus of growth in the Parramatta Road Corridor Urban Transformation Strategy, land use change and development may still occur over the longer term through ’spot rezonings’ or changes to development controls.

The urban transformation of the Corridor should not be seen as the redevelopment of the Precincts alone, but rather the combined renewal of Precincts and Frame Areas, delivering a transformational effect on the Corridor as a whole.

Why does the final Parramatta Road Corridor Urban Transformation Strategy have more detail on the Frame Areas than the draft?

During consultation on the draft Parramatta Road Urban Transformation Strategy in late 2015, UrbanGrowth NSW received feedback from the community and councils requesting the final Strategy provide more detail on the role of Frame Areas, as well as the potential land uses and height and density controls required to guide future planning proposals.   

Transport

What transport services are being considered to support the growth of the Corridor?

The Strategy and Implementation Tool Kit have been informed by Transport for NSW’s Sydney CBD – Parramatta Strategic Transport Plan - Sydney CBD to Parramatta Strategic Transport Plan (pdf 8.2MB), proposed on-street rapid transit improvements between Burwood and the Sydney CBD and the proposed Parramatta Light Rail.

By integrating the design and management of land uses and transport networks in the Corridor, the Plan will help to manage travel demand and improve efficiency. Reduced through-traffic along key sections of Parramatta Road will create space for improved public and active transport outcomes, supporting intensification of land uses. 

The Parramatta Road Corridor Urban Transformation Strategy identifies new city-shaping infrastructure to meet the changing and growing demands throughout the Corridor and beyond.

Urban Amenity Improvement Program

What is the Urban Amenity Improvement Program?

The Urban Amenity Improvement Program (UAIP) is a $198m Government package to fund early, tangible public domain improvements in the Corridor.

Thirty-two (32) individual projects have been identified in partnership with the councils, to be funded under the UAIP and to stimulate urban transformation, making an early and tangible difference to the quality of life and physical appearance of the Corridor.

Greater Sydney Commission will administer and manage the UAIP through a tied-grant system with the councils, who will be responsible for delivering the projects.   

The key amenity improvements realised from this government funding are in addition to the infrastructure in the Infrastructure Schedule and include:

  • 11.9ha of new and upgraded open space and urban plazas
  • 8km of new cycle paths including a new cycle connection along Johnstons Creek and a regional separated cycleway along Patterson Street, Gipps Street and Queens Road between Concord Road and Henley Marine Drive
  • 6.5km of streetscape improvements including new footpaths, street tree planting, street furniture, undergrounding services and lighting on Parramatta Road and surrounding streets
  • three new synthetic playing fields with roofs
  • two of the most significant missing links of the GreenWay walking and cycling link between Dulwich Hill (Cooks River) and the Bays Precinct. 

How will the Parramatta Road Corridor Urban Amenity Improvement Program be delivered and when?

Greater Sydney Commission will administer and manage the Urban Amenity Improvement Program through a tied-grant system with the councils, who will be responsible for delivering the projects.   

Urban Amenity Improvement Program works could commence as soon as 2017. Timing will be aligned to future rezoning proposals and transport infrastructure delivery. Greater Sydney Commission will be establishing a more detailed funding and delivery program in the coming months.

Community Consultation

How has the community been consulted in the preparation of the Strategy?

Community engagement on the Strategy began in 2013.

The preliminary draft Parramatta Road Urban Renewal Strategy was released for public comment from November 2014 to February 2015.  UrbanGrowth NSW also established a Community Panel to identify issues and collect community members’ ideas and vision for the Parramatta Road Corridor. The feedback from both the public display and the Community Panel informed the preparation of the draft Strategy.

The draft Parramatta Road Urban Transformation Strategy was released for public comment from September to December 2015.  Over 3,700 responses to the draft Strategy were received through submission and surveys.

The people who live, work and visit the Corridor come from a range of socio-economic groups, all age groups, and from culturally and linguistically diverse backgrounds. Consultation on the draft Strategy involved a range of events, information and feedback channels to cater to the different needs of people who live, work and visit the Corridor, for example:

  • 23 pop up stalls at shopping centres, markets and train stations
  • 10 focus groups
  • 10 information and feedback sessions
  • phone survey of 518 residents
  • online surveys.

UrbanGrowth NSW published a Consultation Outcomes Report, May 2016 that brings together the feedback we heard on the draft Strategy. It details specific feedback we heard about the Precincts as well as feedback about the Strategy and the Corridor as a whole, and the consultation process.

The Consultation Outcomes Report is available for download on this webpage, under publications.

UrbanGrowth NSW has also published Informing the Parramatta Road Corridor Urban Transformation Strategy to detail how stakeholder feedback on the draft Parramatta Road Urban Transformation Strategy has informed the final version of the Strategy.

Informing the Parramatta Road Corridor Urban Transformation Strategy is available for download on this webpage, under publications.

Is there more community consultation proposed?

You can continue to be involved in the transformation of the Corridor through public exhibition processes for the draft District Plans and any future rezoning proposals.

The Strategy outlines how rezoning will be implemented in stages in response to the delivery of key infrastructure. Each of these planning processes involves further consultation, as outlined below:

1. Councils’ Local Environmental Plans will be informed by District Plans, which are currently being developed by Greater Sydney Commission. 

The Strategy does not rezone land. Rather, it links in with existing planning decision-making processes for future land use changes.  Each of these planning processes involves further consultation, as outlined below:

  • The District Planning process being led by Greater Sydney Commission
  • The Commission is responsible for metropolitan planning and the preparation of the District Plans for each of Sydney’s six districts
  • Each District Plan will be the key strategic planning document for the district, having regard to economic, social and environmental matters and set out the actions required for achieving those planning priorities
  • The Parramatta Road Corridor is located in the Central and Central West Districts, and this will therefore inform both of the relevant District Plans
  • The District Plans are proposed to be publicly exhibited before the end of 2016 and will provide another opportunity for the community to comment

2. Planning proposals and LEP amendments

  • The current planning controls such as zoning, height and floor space ratios will need to be revisited Under the Environmental Planning and Assessment Act, 1979.  All rezoning applications to amend Local Environmental Plans must be publicly notified, and thus there will be opportunity for the community to comment on LEP proposals.

3. Future development proposals

  • Major development applications are typically required to be notified, thus providing as opportunity to comment on a development proposal basis.         

Property Owner Questions

How does the Strategy affect property owners in the Corridor?

The Strategy does not rezone land.

If your property is located within the Corridor and is identified for future land use changes, and the required infrastructure is in place, then a land owner or council can initiate an amendment to the Local Environmental Plan to rezone properties. 

Landowners are strongly advised to seek independent advice before making any property decisions.

Landowners will be informed about rezoning proposals, and any planning proposal or application for rezoning will need to demonstrate alignment with the Strategy.

The Strategy’s Implementation Plan 2016-2023 identifies small areas that can be rezoned in the next seven years.

How will the character and heritage of suburbs along the Corridor be preserved?

To address concerns about the draft Parramatta Road Urban Transformation Strategy’s impact on the character and heritage of neighbourhoods, UrbanGrowth NSW worked with councils to undertake heritage analysis and investigate additional planning measures in order to protect or better respond to areas with established character and existing low scale development.

The Planning and Design Guidelines will protect and reinforce the character of the Parramatta Road Corridor and guide their evolution.

The Planning and Design Guidelines are available for download on this webpage, under publications.

So how does this affect what I do about my renovation?

Your local council is the first point of contact for any building or development proposal.

Property owners are strongly advised to seek independent advice before making any property decisions. 

My property is in the Corridor and I’m not happy with what is proposed for my property in the Strategy - what are my options?

In November 2016, the final Strategy was released by Government.  The Strategy was informed by feedback received on the draft Strategy during extensive consultation in late 2015.

If you are not happy with what is proposed by the Strategy for your property, the next available course of action will be to get involved in future consultation activities when rezoning and development proposals are being considered. 

In the immediate future, public exhibition of the draft District Plans are proposed to be exhibited before the end of the year, providing an opportunity for you to help shape your neighbourhood. We encourage you to participate in the  consultation program that will be led by the Greater Sydney Commission.

The Strategy does not rezone land and implementation will need to occur through future rezoning proposals. Further community consultation will occur prior to any proposed changes to local zoning and development controls. These changes will be facilitated and assessed by the NSW Department of Planning and Environment, Greater Sydney Commission or the local councils. Each of these planning processes involves further consultation and provides an opportunity for you to have a say on the proposed changes in your community.

I’m a developer - when can I lodge a Development Application?

You can lodge your Development Application now if your proposed development is already permissible with consent and can be lodged under the current planning controls.

If your proposed development is not permissible under the existing controls, you will need to submit a rezoning proposal to your local council. The Parramatta Road Corridor Urban Transformation Implementation Plan 2016-2023 identifies the priority areas where a rezoning could be supported subject to appropriate infrastructure being in place, in the next seven years.

Your local council is the first point of contact when preparing any building, development or rezoning proposal. 

Who do I speak to if I want an explanation of the Strategy and how it applies to local planning decisions?

The Strategy is an integrated landuse planning and transport policy framework to inform government decisions about the Corridor. 

Your local council can explain how it applies to local planning decisions.