Case Study: Alterations and Additions in Corry Court, North Parramatta

Alterations and additions within Parramatta Council often require a balance between improving liveability and meeting the environmental planning standards set out in the Parramatta Local Environmental Plan 2023 (LEP) and Development Control Plan 2023 (DCP).

This project in Corry Court, North Parramatta shows how a small townhouse extension can achieve a strong planning outcome, addressing both compliance and environmental enhancement in a medium-density setting.

Located in an established residential enclave just north of the Parramatta CBD, the project involved a modest 9.5sqm ground floor addition to an existing two-storey townhouse.

The focus was to improve internal functionality while resolving previous Council concerns about deep soil and landscaping shortfalls.

StraightLine Planning prepared the planning documentation and provided the planning justification needed to secure support under Section 4.15 of the Environmental Planning and Assessment Act 1979.

Enhancing a townhouse within the R3 zone

North Parramatta sits within the R3 Medium Density Residential zone, which supports townhouses and other multi-dwelling housing forms. The site area, approximately 241sqm, is smaller than what would typically be required for a new townhouse lot, but the application sought to improve an existing lawful dwelling rather than increase density.

The design remained within the existing two-storey height profile and did not alter the complex’s appearance from the street.

The main challenge involved meeting Parramatta DCP 2023 requirements for deep soil and landscaped area.

Council previously identified a shortfall in both categories, prompting the need for a revised approach that prioritised permeability and environmental performance.

From shortfall to planning gain

The revised design achieved a 175 percent increase in deep soil area compared to the original proposal. This was achieved by removing 44sqm of hard paving and replacing it with soft landscaping.

The new layout provided 69.1sqm of deep soil, only 3.4sqm short of the 72.5sqm DCP requirement, and 69.1sqm of landscaped area.

Rather than relying solely on numerical compliance, StraightLine Planning demonstrated functional compliance. A strata resolution had granted the townhouse owner exclusive use of an additional 11.18sqm of common property, which, when added to the existing deep soil, brought the total to over 80sqm.

This exceeded the DCP requirement, showing that the design fully met the control’s intent while improving the site’s environmental capacity.

Design response and site planning

The addition consisted of a single-storey sunroom at the rear of the townhouse, designed to blend with the existing brick and tiled roof materials.

The access stairs were repositioned to suit the new layout, while all other structural elements remained unchanged. The dwelling’s total floor area increased from 146sqm to 155.5sqm, resulting in a modest floor space ratio (FSR) of 0.64:1.

The design maintained privacy, daylight access and overshadowing standards. Shadow diagrams confirmed the new sunroom would not create additional shading impacts on neighbouring properties.

No first-floor works were proposed, ensuring no overlooking issues.

All key LEP standards were satisfied, including building height, FSR and setbacks.

The 5.725m rear setback was slightly less than the 6m minimum, but greater than the proportional standard of 15 percent of site depth, satisfying the intent of the control.

Merit-based justification and Council discretion

Development Control Plans are performance-based instruments, allowing flexibility where a proposal achieves the control’s intent.

Under Section 4.15 of the EP&A Act, StraightLine Planning justified the minor variations by demonstrating clear environmental improvement and compliance with the objectives of the Parramatta DCP 2023.

Council was presented with evidence of tangible benefits, including increased permeability, better stormwater performance and enhanced private open space.

The townhouse provides 79.7sqm of private open space, almost double the 40sqm minimum and benefits from immediate access to major reserves including Dan Mahoney Reserve, Barton Reserve, Old Saleyards Reserve and Lake Parramatta.

These public green spaces complement the on-site landscaping and reinforce the proposal’s overall environmental merit.

Environmental and amenity improvements

The conversion of 44sqm of paved area into soft landscaping significantly improves the ecological performance of the site. The new deep soil areas enable future tree planting and reduce surface runoff, improving both the property’s microclimate and its contribution to the local drainage network.

All stormwater connections and sediment controls were designed to comply with Council and Australian Standards.

Outcome

The Corry Court project demonstrates how well-prepared planning documentation and a merit-based approach can deliver approvals for alterations and additions in Parramatta Council.

Through careful design and detailed justification, the proposal transformed a previously non-compliant site into one that exceeds key environmental objectives.

This project highlights that even minor extensions can achieve substantial planning and environmental gains when guided by expert advice and a clear understanding of Parramatta’s LEP and DCP framework.

The result is a more functional, environmentally responsive home that enhances both the dwelling and its broader neighbourhood setting.