St John's Cathedral (Northern Site)

Following the finalisation of the St John’s Cathedral planning proposal in June 2023, the landowner (the proponent) raised concerns that the approved floor space ratio (FSR) for the Northern Site did not align with the desired scale for attractive office investment aligned to the strategic vision for Parramatta. In response, the department agreed to a review of the FSR controls, considering the evolving context of the Parramatta CBD’s planning controls throughout the assessment process. 

It is important to note that this review was specifically focussed on the FSR controls for commercial use only on the Northern Site. The review did not re-examine or reconsider other aspects of the finalised St John’s Cathedral planning proposal such as the land use zoning, residential gross floor area, heritage considerations or other planning controls established in the proposal. 

To ensure thorough consideration, the department enlisted the expertise of the Government Architect NSW (GANSW) to review the FSR controls. The review process required the proponent to justify an alternative FSR for the Northern Site, including addressing the key issues outlined in the department’s finalisation report. The department also requested that the justification be supported by evidence such as an urban design analysis and considerations of impacts of the alternative FSR on the site and surrounding area.

GANSW examined the proponent’s submission, the department’s finalisation report, current planning controls within the Parramatta Local Environmental Plan 2023 (PLEP 2023) and the draft site-specific development control plan (DCP) to recommend an appropriate FSR for the site. GANSW prepared a report outlining recommendations for the site.

Government Architect NSW (GANSW) recommended additional floor space above the current planning controls. GANSW concluded that a maximum total FSR of up to 15.6:1 will maximise the permissible building height while allowing for greater flexibility in the design of the building. GANSW outlined that the additional floor space should only be allowed for commercial use only and only if the design excellence provision is met.

GANSW also recommended additional design matters to be considered. The department has provided a copy of the GANSW Recommendations Report for Council’s consideration. 

The changes are outlined in detail in an Explanation of Intended Effects (EIE).

GANSW Recommendations Report note that the heritage setting has changed with the recent development of Parramatta Square, which has resulted in the presence of glass office towers to the south of the Cathedral. GANSW note that the review was assessed on the impact of the difference of 10:1 FSR versus an increased FSR that could ultimately enable new building to maximise its permissible height. It is estimated that difference could result in a building that is 30-35 storeys versus 45-50 storeys. The GANSW note that it is unlikely that an increase in height will make a demonstrable negative impact on the heritage setting. 

The EIE does not propose changes that alter the heritage controls in place or determine how development will address the local heritage listed St John’s Parish Hall (Local – Item I466) and the St John’s Building (Local – Item I461).  Further consideration of heritage assessment will be undertaken as part of any future development application process once a development concept has been confirmed. 

A public exhibition is required to inform stakeholders and community about the proposed FSR change arising from the GANSW review. The department can then consider feedback on the EIE in determining whether to recommend amendments to the FSR controls for the Northern Site. If supported, the change to the FSR controls would be made via a State Environmental Planning Policy to amend the Parramatta LEP, to be determined by the Minister for Planning and Public Spaces.