Parramatta Residential Development Strategy

Parramatta

Residential Development

Strategy

DISCUSSION PAPER

Parramatta City Council is reviewing its Residential Development Strategy.

A Residential Development Strategy sets the direction for the future character and density ofhousing within residential areasin Parramatta.

The purpose of this Discussion Paper is to generate community discussionabout Parramatta’s residential areas and Council welcomes your comments.

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Introduction

The NSW State Government predicts that Sydney’s population will grow by around 40,000 people a year over the next 30 years[1]. While the State Government broadly targets population growth, individual councils such as Parramatta are responsible for accommodating and managing a proportion of Sydney’s growth through local planning.

To understand which areas are best situated to accommodate a proportion of Sydney’s population growth (and which areas are not),Parramatta Council is preparing alocal plan known as the Residential Development Strategy (RDS). A RDS must be approved by the NSW State Government and the results will influence planning and zoning controls in the Parramatta Local Environmental Plan (LEP).

One important term referred to in this Discussion Paper is zoning. The density and location of housing (and other land uses) are controlled byzoning controls in Parramatta LEP. For example, flats can be built in areas zoned Residential 2(c), townhouses and villas in areas zoned Residential 2(b) and houses and dual occupancies in areas zoned Residential 2(a). Terms in italicslike zoning are explained in the glossary at the end of the Paper.

To get the review of the RDS underway,Council has released this Discussion Paper. The Discussion Paper is designed to stimulate ideas and comments about residential development and population growth in Parramatta amongst residents, stakeholders and people with an interest in the future of Parramatta.The process of reviewing the RDS is a long one that will include consultationwith interested persons and groups at various stages.

This Discussion Paper is the first opportunity for the Parramattacommunity to contribute to the review of Council’s RDS and influence the future character and density of their neighbourhoods. Your input will be invaluable to assist Council with this important project.

What is the Role of the Residential Development Strategy?

A RDS is a strategic document that sets the direction for the future character and densityof residential areas. An RDS is the way Council broadly identifies:

• areas that can sustain population growth;
• areas that cannot sustain population growth;
• how a greater range of housing types can be made available in the future;
• public infrastructure and funding options;
• changes to local residential building controls; and
• how councils can achieve State planning objectives for residential development while maintaining local sustainability.

One of the key themes of the RDS is sustainability. New residential development and population growth must be sustainable in terms of access to transport, parks, open space and recreation, schools, shops and services and its impact on the environment. A RDS is an important document because it will influencepopulation distribution, accessibility, housing affordability, environmental quality, travel patterns, transport choices, residential quality and the look and feel of residential areas.

The results of the RDSwill inform the planning controls in the Parramatta LEP. For example, if the RDS finds that a particular area should not support additional population growth but is currently zoned to allow for town houses, Council may decide to recommend to the State Government that the planning controls be changed to reflect this and “downzone” the particular area. The opposite will also be the case.

The State Government, through the Department of Infrastructure Planning and Natural Resources is responsible for approvingCouncil’s RDS. The RDS must therefore be consistent with the State Government’s ongoing policy and commitment to consolidate existing residential areas and reduce the outward sprawl of development. The role of the RDS will be to identify the amount of growth that is sustainable, its location and its composition.

Why is the Council reviewing the RDS?

Parramatta City Council adopted a Residential Development Strategy in 1998. This Strategy set the direction for new residential developmentin Parramattaand informed the preparation of the controls within Parramatta LEP 2001 and Parramatta Development Control Plan (DCP) 2001. These controls are still in place today.

It is important to review a Residential Development Strategy on a regular basis to ensure it is up to date and keeping pace with changes in the city. The State Governmentwill soon release a“Metropolitan Strategy” which will direct councils to provide for a proportion of Sydney’s population growth. Local changes since 1998 include high levels of residential development, significant transport infrastructure changes and numerous requests to rezone land for either increased or decreased residential development potential. Individual requests to change the zoning of land are difficult to assess without a good understanding of all residential land in Parramatta. To reinforce this, the State Government will not allow Council to consider individual requests to rezone land without an overall strategy for residential development throughout the LGA.

Parramatta and the Metropolitan perspective

The State Government has identified four main population and demographictrends in Sydney[2]. These are: population growth, number of people living in a house or “household size”, aging population and growing use of cars. It is important to understand these trends because they are happening in Parramatta and have direct implications for the LGA and residents future quality of life.

1. Population Growth:

Sydney is experiencing rapid growth with a further 1.2 million new residents expected over the next 30 years. This equates to growth of around 40,000 people a year over the next 30 years. The State Government is asking all Sydney metropolitan councils to provide for a proportion of this growth.

New residents will live in both established local government areas like Parramatta, and in areas that contain release areas on the fringes of Sydney like Baulkham Hills and Camden. About 30-40% of the estimated population growth will occur in the release areas. The remaining 60-70% must be accommodated in established areas like Parramatta.

Parramatta’s population is steadily increasing with 130,926 residents in 1981, 143,143 residents in 2001 and a predicted population of up to 196,780 by 2031 (see graph below). This reflects the general Sydney trend and equates to an average annual growth of between 0.7% and 1%.

2.Declining Household Size:

In Sydney the average number of people occupying a dwelling in 2001 was 2.7 people, down from 2.9 people in 1981. In Parramatta, the average number of people occupying a dwelling in 2001 was 2.7 people, down from 2.9 people in 1986 (see graph below). This means more dwellings are required just to provide homes for the current population into the future, for example, as children move out or relationships split up.

3. Aging Population:

People are living longer and the State Government projects that the number of people aged over 65 will double in the next 25 years. In Parramatta, the number of people aged 65 or over increased 7.7% between 1991 and 2001 (see graph below). This means that homes to suit older people including single occupant accommodation will need to be available.

4. Increasing Use of Cars:

Car travel in Sydney is growing. In Parramatta between 1991 and 2001, the number of households that increased the number of cars they had by one or more was 11.8% (see graph below). This means that air quality, safety and congestion will become increasing issues for the LGA.

Residential Development in Parramatta

In the last few yearsParramatta provided very significant and consistent levels of new housing annually. Of the 15 “middle ringlocal government areas”, Parramatta provided the second highest level of new housing over the last five years (3,509 new dwellings) marginally behind Bankstown (3,560). The graph below illustrates this.

With the current planning controls, high levels of new housing is expected to continue into the following five year period with Parramatta expecting to produce the highest level of new dwelling production of all middle ring Councils.

Sustainability in Residential Growth

The strong theme of the review of the RDS is long term sustainability; this includes access toinfrastructureand the capacity of this infrastructure to support additional population. Infrastructure includes public transport, open spaces, schools, shops and services etc. These will be mapped and analysed early in the process, as willconstraints such as flooding, slope, heritage and servicing. This analysis will begin to identify the areas that are appropriate for additional development probably with additional infrastructure, and which areas are not.

Parramatta Council’s goal is to move towards more sustainable communities. One fundamental way that this goal may be achieved is by locating new residential development close to services to reduce reliance on private cars.

What are the issues for Housing in Parramatta?

The issues for housing in Parramatta identified so far are:

1. Council’s responsibility to provide for a proportion of Sydney’s growing population and identify locations that can sustain additional dwellings and or jobs.

1. Areas identified for additional housing or jobs must have good access to public transport, services and facilities.

1. The need to provide for a range of housing types to meet theexisting and future needs of residents of Parramatta.

1. Balancing community preferencesfor additional development and the need to reduce urban sprawl and provide for a proportion of Sydney’s growth.

1. Quality of the urban environment and our enjoyment of it being affected by new residential development.

How can you be involved?

The RDS will be an important document for the ParramattaLGA. Council encourages you to have your say. Specifically, Council would like to know what you think is important about your neighbourhood, and how important you think the housing issues identified are. Please provide your comments on the form at the end of this document or complete the form online at

Council values your opinions and comments and your input will be invaluable when Council is preparing a first Draft of Parramatta Residential Development Strategy.

Where to from here?

The broadsteps for reviewing the RDSare:

• Identification of constraints and opportunities for residential development;
• Consideration of the State Government’s Metropolitan Strategy and local demographic and housing trends;
• Preparation of draft housing strategies for public comment; and
• Preparation of final housing strategies and submission to the State Government for approval.

Want more information?

• Please contact Mary-Ann Madden at Parramatta Council between 8.30am and 4.30pm Monday to Friday on 98065762
• Visit Council’s website
• Fax your Council at 98065929
• Write to Council at PO Box 32, Parramatta NSW 2124

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Glossary of Terms

1. It is Council’s responsibility to provide for a proportion of Sydney’s growing population and identify locations that can sustain additional dwellings and jobs.

1. Areas identified for additional housing and or jobs must have good access to public transport, services and facilities.

1. That a range of housing types (flats, single dwellings) are needed to meet the existing and future housing needs of residents of Parramatta.

1. Council must balance community preferences for additional development and the need to reduce urban sprawl and provide for a proportion of Sydney’s growth.

1. New residential developmentaffects both our enjoyment of the urban environment and the quality of it.

Do you have any further comments on the above 5 housing issues?

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Thank you for taking the time to complete this form. Further information can be obtained within the RDS Discussion Paper which can be downloaded from collected from the Council and Council libraries or posted to you.

If you would like to receive further information by post or email, please provide your name and address or email or contact Mary-Ann Madden on 98065762. So Council knows the survey responses are representative of all age groups in Parramatta, please indicate your age group.

Please fold, staple and post this form to Council free of charge or drop the form into Parramatta City Council – Customer Service Centre - 30 Darcy Street, Parramatta, fax to 98065929 OR email to Please Note: This form can also be completely online at

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[1] NSW Statistical Local Area Projections 2001 – 2031, 2004 Release Department of Infrastructure Planning and Natural Resources.

[2] NSW State Government Metropolitan Strategy Discussion Paper Sydney Greater Metropolitan Region September 2004