Urban Digest

383-Apartment BTR Scheme Proposed for George Street Site

November 29, 2025

Architectural render of the proposed 40-storey build-to-rent tower at 1 Barrack Lane, Parramatta.

A proposal for a 40-storey build-to-rent (BTR) tower in the Parramatta CBD has been placed on public exhibition, with the Environmental Impact Statement (EIS) now open for submissions. Lodged as State Significant Development Application SSD-79439459, the project signals a significant shift from a previously approved commercial scheme to a large-scale residential development.

From Office to Residential: Strategic Realignment

The site, located at 1 Barrack Lane and 81–83 George Street, was previously approved for a commercial tower in 2023. The new proposal seeks to demolish the existing low-rise buildings and construct a mixed-use BTR development. The plan includes a three-storey podium with ground floor retail, communal spaces, parking, and a 37-storey residential tower above.

The development will deliver 383 apartments, 235 of which are dual-key. This flexible layout supports a mix of household types, from families to singles. Modular construction will be used to reduce build time by around 40%.

Central Location and Policy Alignment

The site is within 300 metres of Parramatta Station, the light rail, and ferry services. It will also benefit from proximity to the future Sydney Metro West. The EIS positions the project as aligning with state and federal housing goals, including the National Housing Accord and NSW Housing 2041.

Given its location in a high-density precinct, the proposal supports transit-oriented development and contributes to Parramatta’s role as Sydney’s second CBD.

Design Selected Through Competition

The design was chosen via an architectural design competition run in early 2025. FK Australia was selected for its response to the site’s heritage constraints and urban context. The design integrates a 14-metre street wall to maintain scale with nearby heritage items including Perth House, The Stables, and a significant Moreton Bay fig tree.

The building envelope complies with both the Apartment Design Guide and Parramatta Development Control Plan. The podium contains retail tenancies and resident amenities, while the tower prioritises light, ventilation, and visual privacy.

Community Engagement and Concerns

Stakeholder consultation included local residents, businesses, and government agencies. Feedback focused on construction impacts, heritage protection, building scale, and traffic. In response, the proponent emphasised modular construction to reduce disruption and highlighted the project’s contribution to public domain improvements.

Design Performance, Heritage and Environmental Risk

The proposal is supported by multiple specialist studies that assess its visual, environmental and operational impact. According to the visual impact assessment, the tower will be visible from public areas but aligns with the planned high-rise character of Parramatta. View impacts are limited to portions of the sky from public vantage points, with no identified loss of private views.

The development includes 1,964 square metres of communal open space, exceeding required benchmarks. Solar access modelling shows that 82 per cent of apartments will receive at least two hours of sunlight in mid-winter, maintaining good internal amenity.

Heritage studies confirm the site’s archaeological significance, including potential relics from early convict-era settlement. Test excavations are recommended before major excavation begins. The design avoids basements to limit disturbance and retains key features such as the Moreton Bay fig tree.

The traffic assessment concludes that the impact on the local road network will be minimal due to the site’s proximity to multiple transport modes. The development includes dedicated entries for service and residential vehicles and offers over 400 bicycle spaces to encourage active transport.

Flood risk, contamination, and acoustic issues have been addressed through targeted mitigation strategies. The project also meets NSW sustainability targets, qualifying for floor space bonuses under the Parramatta LEP through its energy and water efficiency measures.

Planning Pathway and Next Steps

The project is being assessed by the NSW Department of Planning, Housing and Infrastructure. It is now on public exhibition, and submissions are invited. Following the exhibition period, the Department will consider feedback before making a recommendation.