Parramatta Build-to-Rent Skyscraper Approved at 60 Storeys

Parramatta Build-to-Rent Skyscraper Approved at 60 Storeys

June 23, 2025

Aerial view of high-rise buildings and urban development in Parramatta, Sydney, with a clear blue sky in the background.

TE2 Roxy Argyle Pty Ltd has received planning approval for a Concept Development Application (Concept DA) at 33 Argyle Street, Parramatta. The approved concept establishes planning parameters for a future 60-storey mixed-use building. It includes build-to-rent apartments, commercial office space, and ground-floor retail in the heart of the Parramatta CBD.

Proposal Overview

The Concept DA outlines a development envelope with a total gross floor area (GFA) of 30,311 square metres. Of this, 24,576 square metres is for residential use and 5,735 square metres is allocated to commercial and retail. The tower will reach a maximum height of RL 222.63, with a five-storey commercial podium supporting a 55-storey residential structure.

This approval does not permit construction or detailed design. Instead, the applicant must submit future development applications for any physical works. These future stages must align with the approved concept and will address architecture, materials, internal layouts, and operational planning.

In addition, the concept includes four basement levels. These provide space for car parking, servicing, and site access. All vehicle, pedestrian, and service entries will be from Argyle Street.

Background of the Proposal

The 2,048-square-metre site currently contains a 10-storey commercial building. This includes ground-floor retail, three levels of above-ground parking, and six floors of office space. It sits directly opposite Parramatta Railway Station and is close to Westfield Parramatta, Parramatta Square, and future Metro and Light Rail services.

Under the Parramatta Local Environmental Plan 2023, the site is zoned B3 Commercial Core. It is earmarked for high-density urban renewal and mixed-use development in both local and state strategies. The immediate area includes commercial towers, retail complexes, and heritage landmarks such as St John’s Cemetery.

The proposal replaces ageing office stock with a build-to-rent residential tower and integrated commercial and retail components. It supports strategic goals outlined in the Housing SEPP and Parramatta LSPS. These goals promote housing diversity, rental supply, and mixed-use projects in transport-accessible areas.

Site location by Turner Studio

Design

The design features a podium-and-tower format with setbacks between 6 and 12 metres. The podium includes commercial and retail uses across five storeys, while the upper tower contains residential apartments. The approved envelope supports future detailed design through a competitive architectural process.

To improve the Argyle Street frontage, the applicant proposed a reduced awning, use of face brick consistent with the local context, recessed balconies to enhance articulation, and adjusted setbacks to strengthen the public realm.

The proposal includes communal amenities on podium and rooftop levels. These spaces will be refined in future design stages to ensure compliance with solar access, privacy, and view protection standards.

Response to Submissions

The proposal was exhibited publicly between July and August 2024. Feedback from state agencies, City of Parramatta, and the public raised concerns about height, overshadowing, traffic, noise, and heritage impacts.

In response, the applicant revised the scheme. They relocated above-ground parking to the basement, expanded commercial space in the podium, refined materials, and reduced the bulk of the awning. Additionally, setbacks and façade treatments were amended to better integrate the building with the streetscape.

These changes directly addressed the issues raised during consultation. Consequently, the Department of Planning, Housing and Infrastructure found the revised concept acceptable. The Department concluded that it would not result in unreasonable overshadowing or visual impact.

Reasons for Approval

The Department supported the proposal because it aligns with strategic plans, delivers high-quality urban design, and offers public benefits. It will provide 24,576 square metres of build-to-rent residential space in a location identified for increased housing and mixed-use development.

The site is within 400 metres of multiple transport services, including heavy rail, Metro, Light Rail, and major commercial centres. Therefore, the project supports a high-density, transit-oriented development model.

From an economic perspective, the project will contribute to the local economy. It is expected to cost $245.9 million, create around 932 construction jobs, and support 2,011 ongoing positions.

In design terms, the approved envelope complies with local planning controls. A future design competition will further ensure architectural quality. Additionally, the Department found that the revised design protects solar access, heritage view corridors, and nearby amenity.

This planning approval promotes increased housing supply, supports rental market growth, and advances urban renewal within Western Sydney’s civic and economic hub. It also allows future design development to proceed within clearly defined planning limits.