Central Sydney planning framework

We’ve updated our strategy to ensure future growth occurs where it respects our special places, spaces and parkland.

Project Status: Closed

Public consultation period to

Sally Peters

Manager Central Sydney Planning

Siobhan Fox Roberts

Senior Specialist Planner (Contributions)

Lauren Flaherty

Senior Community Engagement Coordinator

Christina Heather

Senior Specialist Planner

Public notice

On 14 December 2020 Council approved an amendment to the Sydney Development Control Plan 2012 as it applies to Central Sydney and the draft Central Sydney development contributions plan 2020.

The development control plan amendment supports a planning proposal to change the Sydney Local Environmental Plan 2012. The amendment will come into effect on the same day the change to the local environmental plan is notified on the NSW legislation website.

The new contributions plan will begin following an amendment to the Environmental Planning and Assessment Regulation and will come into effect on the same day the local environmental plan is notified on the NSW legislation website.

What we’re doing

Central Sydney is the engine room of the NSW economy. We’ve updated our planning framework to ensure future growth occurs where it respects our special places, spaces and parkland, and is highly sustainable, resilient and responsive to climate change. With the significant investment in transport infrastructure, Central Sydney must support more jobs, while maintaining our quality of life.

While Covid-19 is impacting our lives, our jobs and the economy, there is also a place for us to continue with good and thoughtful planning for our city's recovery and future livelihoods.

The planning framework provides a clear path for investment to help rebuild business confidence and support jobs in small and large businesses. It considers commercial development, hotel and visitor accommodation, cultural uses and retail alongside residential living.

Our Sustainable Sydney 2030 vision identifies a key goal of nurturing a competitive global Sydney. This updated framework aims to ensure Central Sydney maintains its role as Australia’s most productive and attractive city. It’s the first major review of the Central Sydney planning framework in 45 years and took years of study. 

Key changes include:

  • additional height and density in the most suitable locations
  • removing the incentive for residential towers
  • opportunities to unlock additional capacity for economic and employment growth
  • ensuring new development achieves design excellence through a revised design policy.

Our city’s growth will need to be accompanied by new supporting infrastructure. To assist, a new contributions plan will help fund new and upgraded public spaces and infrastructure. This approach will improve and retain Sydney’s attractiveness as Australia’s premier business district and global city.

Where will these changes apply?

To clarify the areas covered by each of the documents, the map shows an area shaded pink – this is where changes are proposed to the planning controls and development contributions plan. Areas shaded green are where changes are proposed to the development contributions plan only.

The area where the proposed Central Sydney planning controls and development contributions plan will apply covers Central station at the southern end of the city to Circular Quay at the northern most boundary. The eastern boundary covers The Domain and Hyde Park. The western boundary covers Observatory Hill, King Street Wharf and then follows Sussex Street south to Chinatown and Haymarket.

Only changes to the development contributions plan will apply to Barangaroo, Millers Point, Woolloomooloo Wharf and Garden Island in the northern part of the city. This area also applies to businesses on the southern side of Oxford Street and along Elizabeth Street to Central station. This area also covers the Central Park development area on the southern side of Broadway and Prince Alfred Park.

Public consultation

We invited your feedback over 10 weeks from 1 May 2020 to 10 July 2020, extended from 4 weeks due to the challenges presented by the Covid-19 pandemic.

Thanks for your feedback on this new planning framework. We received more than 87 submissions, 100 people participated in online sessions and 94 people completed online surveys.

All matters raised in written submissions and consultation activities were considered.

Council meeting

Council endorsed the draft Central Sydney planning framework of documents at its meeting on Monday 14 December 2020.

You can view the meeting documents and meeting minutes (see item 8.3 and information relevant to item 8.3).

Next steps

The City of Sydney will lodge the planning proposal with the Department of Planning, Industry and Environment to start the drafting and plan making process. Once completed the amendment to Sydney Local Environmental Plan 2012 will come into effect when published on the NSW legislation website.

The City of Sydney will request the Minister for Planning and Public Spaces amend the Environmental Planning and Assessment Regulation 2000 to allow a contributions levy of up to 3% to be applied to new development. The new Central Sydney development contributions plan 2020 will begin on the date the amendment to Sydney Local Environmental Plan 2012 is made, or shortly thereafter.

All other documents such as the amendment to Sydney Development Control Plan 2012 and competitive design policy will come into effect on the date the local environmental plan is made.

The guideline for site specific planning proposals in Central Sydney will be used to assist proponents prepare planning proposals in Central Sydney.

Consultation documents

Summary of key changes proposed for Central SydneyPDF · 331.47 KB · Last modified
Fact sheet – draft Central Sydney development contributions plan 2020PDF · 884.9 KB · Last modified
Map of Central Sydney where proposed changes applyPDF · 747.7 KB · Last modified

Planning proposal: Central Sydney

Explains the intended effect of the proposed amendments to the Sydney Local Environmental Plan 2012. 

Planning proposal – Central SydneyPDF · 16.54 MB · Last modified
Height of buildings mapsPDF · 2.29 MB · Last modified
Locality and site identification maps (tower cluster areas)PDF · 2.15 MB · Last modified
Special character areas mapsPDF · 1.83 MB · Last modified
Sun access protection mapsPDF · 2.45 MB · Last modified

Central Sydney planning strategy

A 20-year growth strategy that delivers on our Sustainable Sydney 2030 program for a green, global and connected city. Through 10 key moves, the strategy balances opportunities for development to meet the demands of growing numbers of workers, residents and visitors and their changing needs in Central Sydney.

Central Sydney planning strategy (draft) – addendumPDF · 2.05 MB · Last modified
Central Sydney planning strategy draft overviewPDF · 10.87 MB · Last modified
Central Sydney planning strategy (draft) – part 1PDF · 5.62 MB · Last modified
Central Sydney planning strategy (draft) – part 2PDF · 6.8 MB · Last modified
Central Sydney planning strategy (draft) – part 3PDF · 1.71 MB · Last modified
Central Sydney planning strategy (draft) – part 4PDF · 9.95 MB · Last modified
Central Sydney planning strategy (draft) – part 5PDF · 9.63 MB · Last modified
Central Sydney planning strategy (draft) – part 6PDF · 10.78 MB · Last modified
Central Sydney planning strategy (draft) – part 7PDF · 6.3 MB · Last modified
Central Sydney planning strategy (draft) – part 8PDF · 1.01 MB · Last modified

Central Sydney planning strategy attachments

A list of technical studies that supports the 10 key moves outlined in the Central Sydney planning strategy.

Central Sydney planning strategy (draft) – appendicesPDF · 2.14 MB · Last modified
Central Sydney planning strategy (draft) – appendix H – open spacesPDF · 3.63 MB · Last modified
Central Sydney planning strategy (draft) – appendix I – wind studyPDF · 4.91 MB · Last modified
Central Sydney planning strategy (draft) – appendix L – views studyPDF · 5.91 MB · Last modified

Competitive design policy

A policy that explains the processes an applicant is required to undertake to demonstrate that a proposed development is the result of a competitive design process.

Competitive design policy amendment draftPDF · 745.09 KB · Last modified

Development control plan

Planning controls we prepare that describe how to undertake development. For example, the character of an area to be protected, how much sunlight needs to be retained for neighbours or where a building should be located on a site.

Sydney Development Control Plan 2012 amendment (draft) – part 1PDF · 8.82 MB · Last modified
Sydney Development Control Plan 2012 amendment (draft) – part 2PDF · 4.08 MB · Last modified
Sydney Development Control Plan 2012 amendment (draft) – part 3PDF · 6.13 MB · Last modified
Sydney Development Control Plan 2012 amendment (draft) – part 4PDF · 6.92 MB · Last modified
Sydney Development Control Plan 2012 amendment (draft) – part 5PDF · 9.81 MB · Last modified
Sydney Development Control Plan 2012 amendment (draft) – part 6PDF · 1.14 MB · Last modified
Sydney Development Control Plan 2012 amendment (draft) – part 7PDF · 961.64 KB · Last modified

Development contributions plan

A plan that enables us to levy a contribution on new development to fund local infrastructure that meet the needs of the growing population in Central Sydney.

Development contributions planPDF · 6.21 MB · Last modified

Correspondence

Gateway determinationPDF · 592.47 KB · Last modified