Greenfield Mega Project Tests NSW Rezoning Rules

Concept plans for a 1751-apartment development of greenfield land in Sydney’s north-west will test the NSW Department of Planning’s Rezoning Pathways program. 

The plans put forward by Provincial Investments (NSW), which are on exhibition, are for the division of a U-shaped 6.3ha site at 249, 250 and 271 Railway Terrace, Schofields, into six lots for future development, with an application for an increased height and floor space ratio. 

The would-be-developer’s plans are for 10 buildings of up to eight storeys across the six sites that would comprise 165 studio apartments, 569 one-bedroom apartments, 892 two-bed and 125 three-bedroom apartments. 

The state’s Rezoning Pathways program was developed to identify and support the delivery of projects that would boost housing supply to meet the needs of NSW’s growing population. 

The industry was invited to apply for the state-assessed planning proposal pathway pilot process and five successful applicants were invited to lodge a planning proposal with the department. 

The Railway Terrace Schofields planning proposal was accepted as part of the program as it seeks to deliver about 1750 homes in the North West Growth Area, of which about a third will be a mix of social, affordable and build-to-rent housing. 

According to the state’s discussion paper the public consultation will help determine whether the proposed zoning and development controls should be amended through the state-assessed planning proposal pathway. 

“The proposal seeks to increase the number of dwellings and provide social, affordable or build-to-rent housing,” the report said.  

“The key objective of the proposal is to enable an increased residential density in a strategic location with walking distance of Schofields town centre, open space and public transport.”

The pilot enabled developers to apply directly to the state government to have their site rezoned, side-stepping local government. 

Premise town planners urban design report for the project outlines communal landscaped areas with the horseshoe-shaped site wrapping around a council-owned dam. 

The community development would also include children’s play areas, community farms, barbecue areas and communal seating, with childcare facilities earmarked for Block 3. 

Under the proposal, building heights would be doubled to 32m and the floor space ratio would be upped from 1:75:1 to 3:5:1.

According to state documents, the site is 300m from the Schofields train station and close to the town centre and shopping centre, with medium-density development in the local vicinity. 

Schofields is 45km north-west of the Sydney central business district, in the Blacktown local government area.

Public consultation closes this month and further assessment by the state is planned to follow.