A Planning Proposal (also known as a rezoning application) is a document that explains proposed changes to land use planning controls that are found in a Local Environmental Plan (LEP).
A Planning Proposal details how the controls are proposed to change, for example, by changing zoning to allow different development in particular areas. It also sets out the justification for why changes are suitable for the site and an assessment of the potential impacts.
A Planning Proposal can be prepared by anyone, but usually it is either a landowner, developer, or the local council.
A Local Environmental Plan (LEP) is a legal document that guides planning decisions by local governments. It is prepared by Council and approved by the State Government. The LEP is an important planning tool that helps shape the future of our area and ensures development is done appropriately. Controls in an LEP include land use zones, building heights, floor space ratios, flood risk management controls and also heritage protections, amongst others.
A Planning Proposal is a legal mechanism to facilitate a change in planning controls such as zoning, floor space ratio, or in this case, the height control.
This Planning Proposal seeks to change the height control that applies to the site under the Height of Buildings Map to match the other density controls that apply to the site. This will ensure that the density controls work together to facilitate the redevelopment of the site for a high density mixed use or commercial development.
The total height control applying to the site (including bonuses) is proposed to increase from 82.8 metres to 118.45 metres. This represents an increase in height of 35.6 metres or an additional 12 storeys.
The Planning Proposal is accompanied by two reference schemes, one for a fully commercial building and one for a mixed use building (part retail/commercial and part residential). The reference schemes represent two hypothetical designs of buildings that could be developed on the site under the proposed height control. The reference schemes assist Council and the community understand the implications of the proposed change to the height control, however, they do not receive endorsement through the Planning Proposal process. Should the Planning Proposal result in a change to the height control in the LEP, any development of the site is still subject to assessment of a future development application for a proposed building on the site including the submission of detailed architectural drawings.
Flooding is one of the constraints affecting this site due to the Clay Cliff Creek concrete channel which runs along the southern boundary. The design of the ground floor within the applicant’s reference scheme reflects the flood levels identified at the time the Planning Proposal was lodged in 2019. Council’s resolution and the original Gateway determination sought to require the Planning Proposal to be updated with a revised local flood study before exhibition noting that Council was progressing with a draft Parramatta River Flood Study which might identify different flood levels. A Gateway alteration has since been issued removing this condition noting that any development application for the site will be required to include a revised local flood study addressing the 2024 Parramatta River Flood Study and the Flood Risk Management Manual 2023. Council has since endorsed the 2024 Parramatta River Flood Study, however, preparation of a revised local flood study would require further refinement to reflect local conditions on site. Any future development of the site will have to meet Council’s requirements including ensuring all residential habitable rooms are set at or above the Flood Planning Level (FPL), which is the adjacent 1% AEP flood level plus a 500mm freeboard safety factor. As such, the applicant will have to prepare the local flood study as part of any future development application addressing how flooding affects the site and how the building responds.
Council is now inviting formal submissions of feedback for the exhibition of the Planning Proposal. The opportunity for feedback closes at 5:00pm on Wednesday 5 March 2025.
Submissions can be made via the following:
Online Submissions:
Use the online submission form to submit feedback online and upload any documents to support your submission.
Email:
Written comments can be emailed to council@cityofparramatta.nsw.gov.au (please quote “Planning Proposal for 124 Wigram St, Harris Park (RZ/3/2019)” in the subject line).
Post:
City Planning
City of Parramatta Council
P.O. Box 32
Parramatta NSW 2124
Attention: Felicity Roberts – Major Projects & Precincts
Subject: Public Exhibition of Planning Proposal for 124 Wigram St, Harris Park (RZ/3/2019)
