Residential Development Strategy -
Frequently Asked Question

• What is the “Residential Development Strategy”?
• Why has Council prepared an RDS?
• How did Council decide on the ‘study areas’?
• Which study areas have been deferred?
• Why were some study areas deferred?
• When will work begin on the deferred study areas?
• What will happen to the deferred study areas in the short term?
• What will happen to areas outside the study areas?
• What are “zones”?
• Is the Council proposing to change the zones in my neighbourhood?
• Has Council already decided what the zoning of my land will be?
• Why will the process take so long?
• Why has Rydalmere Study Area been renamed "Collett Park"?
• What will happen with the “deferred” study areas?

Q 1 - What is the “Residential Development Strategy”?
A - The Residential Development Strategy (“RDS”) is the document that explores where, how much and what type of new residential development the Parramatta local government area can and should accommodate in the future.  The Draft Parramatta RDS was adopted for exhibition in late 2006 and sets the strategy and broad direction for the zoning of residential land in the Parramatta local government area and the areas in which different types of residential housing may be located.

Q 2 - Why has Council prepared an RDS?
A - Sydney’s population is growing rapidly: it is estimated that Sydney will grow by 40,000 people a year for the next 30 years. The NSW State Government requires all local councils to accommodate a share of the new housing required.  Council’s RDS has analysed the different parts of Parramatta to determine in which areas it is most appropriate to support an increase in population and provide new housing.  The RDS recommends increased housing density in some areas and decreased housing density in others.

Q 3 - How did Council decide on the ‘study areas’?
A - The study areas were identified based on opportunities for future housing development, including proximity to public transport, shops, open space/parks, schools and community facilities.  Council also considered the constraints that may reduce opportunities to support residential development, including heritage and conservation areas and flooding.  These opportunities and constraints were mapped and analysed, resulting in the identification of areas that have the potential for further residential growth.

The extent of each area identified for Stage 2 of the RDS was based on walking distance from public transport.  Where the study area includes a train station or transit way, the study area has an indicative radius of 800m, which is the distance the average person walks in ten minutes.  Where only a bus stop is present, the study area has an indicative radius of 400m from the bus stop, which is a distance that can be walked in five minutes. The extent of each area was refined during Stage 3 following further analysis and consultation.

Q 4 - Which study areas have been deferred?
A - The three North West Transitway (Northmead, Wentworthville North and Old Toongabbie) study areas were deferred during Stage 2. During the Stage 3 investigations, Council also deferred Merrylands, Carlingford, Winston Hills, Rydalmere East, North Parramatta, Pendle Hill and Ermington.

Q 5 - Why were some study areas deferred?
A -The North West Transitway Areas (Northmead, Wentworthville North and Old Toongabbie) were deferred in mid 2005 for up to three years to ensure no further immediate disruption to the communities affected by down-zonings by the Minister that took place during the previous year. The Minister’s down-zonings, in the Old Toongabbie and Wentworthville areas, were a highly controversial process that resulted in considerable community anxiety. However, as the Northmead study area overlaps somewhat with the Westmead work being led by the Department of Planning, some Northmead issues are likely to be addressed at an earlier date.

The additional seven study areas (Merrylands, Carlingford, Winston Hills, Rydalmere East, North Parramatta, Pendle Hill and Ermington) were deferred. This was done primarily to enable Council to concentrate on the areas considered to have the greatest immediate development potential. Deferring some areas also enables Council to take a more responsible approach to increasing development yield across the local government area (LGA), acknowledging that not all parts of the LGA can or should be developed at the same time.

Q 6 - When will work begin on the deferred study areas?
A -.A timetable has been set for commencing work on the study areas still to be reviewed as shown in the table below. It is intended that work on those areas for short-term commencement will begin following completion of the first round of zoning changes under the RDS, currently expected to take place in 2009.

Q 7 - What will happen to the deferred study areas in the short term?
A -. It was originally proposed that the areas outside the current study areas would be down-zoned in the short term to ensure that no inappropriate development occurs before the areas have been properly investigated and planned for. However, following consultation with the Department of Planning, higher zoning will be retained in the deferred areas.

Q 8 –What will happen to areas outside the study areas?
A - Areas outside the study areas are generally considered to be unsuitable for future higher density housing growth. They are more suited to individual detached homes instead of townhouses or flats. In these areas, some of the planning controls, such as zoning, may be changed to keep the housing at a low density.  Nevertheless, some well-established high- and medium- density areas outside the study areas will be retained where they area close to the Parramatta City Centre.

Q 9 - What are “zones”?
A - Zones are used to define the type and intensity of development that Council allows in different areas. Zones are usually proposed by Council but must be agreed to by the State Government. The different zones are shown on a map that is part of Draft Parramatta Local Environmental Plan 2008.  The various zones are differentiated by colour and annotation which is explained further in the map legend.
An example of a zone under the draft LEP is the R2 zone, in which individual houses and dual occupancies are allowed, but not villas and townhouses. Townhouses and villas will be allowed in the R3 zone.

Q 10 – Is the Council proposing to change the zones in my neighbourhood?
A – Council is proposing to change some zones - some areas may be zoned for higher density development while others may be zoned for lower density development.  Some areas may not change.  The zoning in your neighbourhood might change, but Council will have to undertake a formal, legal process of public exhibition and consultation before any changes are actually made. 

Q 11 - Has Council already decided what the zoning of my land will be?
A – The final decision on the zoning of your land has not yet been made. Council has prepared draft plans showing the proposed zoning for all the land in the local government area (refer to draft LEP 2008).  These recommendations have been made after looking closely at the different areas to see how much development they can accommodate from a traffic, public transport, urban facilities and urban design perspective and considering how new housing would integrate with existing housing nearby.
Some changes may occur before the plan is approved for exhibition, so the information, particularly the zoning, should not be relied upon for the purposes of making decisions regarding property.  After public exhibition, Council will consider all submissions and may make changes to the proposed zones.  A final decision will be made by Council and then forwarded to the State government for approval.

Q 12 - Why will the process take so long?
A - Apart from the technical preparation of the strategy, community consultation is being conducted throughout the development of the RDS.  Council regularly seeks input from the community before proceeding to the next stage of the process.  The actual changing of the zones is time-consuming as it is a legal process with referrals necessary to State Authorities including the Department of Planning, public exhibition and ultimately, approval from the Minister for Planning.

Q 13 – Why has the Rydalmere Study Area been renamed "Collett Park"?
A - Confusion arose from having two study areas with similar names - Rydalmere and Rydalmere East. The Rydalmere study area has been renamed "Collett Park" to avoid confusion.  The name comes from the park at the junction of Victoria Road, Pennant St and Pemberton St, which is at the southern end of the study area.  Please note, this has no bearing on suburb names or addresses.  It is merely the name Council has chosen to identify a small area within a suburb.