Townhouses in Parramatta and Cumberland are assessed under Parramatta LEP 2023 with Parramatta DCP 2023, and Cumberland LEP 2021 with Cumberland DCP 2021. Both LEPs permit multi dwelling housing in the R3 Medium Density Residential zone, and since February 2025 the State’s low and mid-rise housing standards have also allowed terraces, townhouses and manor houses on R2 land within 800 metres of the many stations across both councils. The middle ring from Westmead to Lidcombe is now one of the most active townhouse markets in Sydney, and this post sets out how the pieces fit.
Key takeaways
- Parramatta LEP 2023 and Cumberland LEP 2021 each consolidated several older instruments, so advice based on the former Holroyd, Auburn or Parramatta 2011 controls is out of date.
- Multi dwelling housing is permissible in the R3 zone under both LEPs; in R2 it is permissible only within the Stage 2 low and mid-rise housing catchments around nominated stations and centres.
- Both councils have dense station networks (Western Line, Cumberland Line, Carlingford light rail, and Sydney Metro West under construction), so a large share of R2 land is inside a catchment.
- Parramatta DCP 2023 and Cumberland DCP 2021 set the design controls on driveways, deep soil, private open space, solar access and parking that decide most townhouse DAs.
- Flooding along Toongabbie Creek, Duck River, Prospect Creek and the Parramatta River, and heritage conservation areas in Harris Park, Granville and Parramatta, are the constraints that most often remove sites.
Two councils, two consolidated LEPs
The boundary changes of 2016 left both councils with several LEPs each, and both have since replaced them. Parramatta LEP 2023 covers the City of Parramatta (Parramatta, Harris Park, Westmead, Northmead, North Rocks, Carlingford, Epping, Telopea, Dundas, Rydalmere, Ermington, Wentworth Point, Newington, Toongabbie north of the line, Winston Hills south of the Hills boundary). Cumberland LEP 2021 covers Cumberland City (Merrylands, Guildford, Granville, Auburn, Lidcombe, Berala, Regents Park, Wentworthville, Pendle Hill, Girraween, Greystanes, Pemulwuy, South Wentworthville, Toongabbie south of the line). Both LEPs harmonised zoning, height and FSR across the former council areas, which changed lot sizes and permissibility on many streets. If a neighbour’s townhouse approval predates the consolidation it is a poor guide. The City of Parramatta and Cumberland City Council websites publish the current instruments.
Where townhouses are permissible
| Zone and location | Multi dwelling housing | Governing standards |
|---|---|---|
| R3 Medium Density Residential, either council | Permissible | LEP height and FSR; DCP design controls; State non-refusal standards where the lot is also inside a Stage 2 catchment |
| R2 Low Density Residential within 800 m walking distance of a nominated station or centre | Terraces, townhouses and manor houses permissible since 28 February 2025 | State non-refusal standards for lot size, width, height, FSR and setbacks; DCP for the remainder |
| R2 outside the catchments | Not permissible; dual occupancy is the option | LEP and DCP |
| R4 High Density Residential | Permissible under both LEPs but usually outcompeted by apartments | LEP and DCP |
The station network is what makes the Stage 2 catchments so significant here. Parramatta, Harris Park, Westmead, Wentworthville, Pendle Hill, Toongabbie, Granville, Clyde, Auburn, Lidcombe, Merrylands, Guildford, Yennora, Berala and Regents Park stations, the Carlingford light rail stops through Telopea, Dundas and Rydalmere, and the town centres nominated under the Low and Mid-Rise Housing policy together cover a large share of the R2 land in both councils. Sydney Metro West stations at Westmead, Parramatta and Sydney Olympic Park add further catchments as they are nominated, and the State’s Transport Oriented Development program layers its own controls around some stations. The catchment is measured by walking distance and excludes heritage conservation areas and flood and bushfire affected land, so we map each lot rather than assume.
The DCP controls that decide a townhouse DA
Parramatta DCP 2023 and Cumberland DCP 2021 take slightly different approaches, but the controls that shape a townhouse design in both are the same six. From the DAs we prepare across the middle ring:
- Site width and driveway. Both DCPs set a minimum site width for multi dwelling housing and a driveway width with passing bays. On the narrow lots common in Guildford, Merrylands and Granville, site amalgamation is usually needed, and the driveway can consume a fifth of the site.
- Deep soil and landscaped area. A minimum proportion of the site as deep soil, with canopy trees, and a landscaped front setback. This is where the driveway and the visitor parking fight the design.
- Private open space. A minimum area and dimension per dwelling, directly off the living room, with solar access to a portion of it in midwinter.
- Solar access and privacy. Shadow diagrams at the June solstice, and window separation or screening to neighbouring habitable rooms. Two-storey rows on east-west lots need care on the southern neighbour.
- Parking. Resident and visitor rates by bedroom count, with the Housing SEPP rates applying instead where the lot is close to a station. Basement parking is rarely viable for fewer than eight dwellings, so at-grade design to AS 2890.1:2004 is the norm.
- Stormwater. On-site detention to each council’s engineering standard, a legal point of discharge, and a flood assessment where the lot is in the flood planning area.
Where a control is not met, the Statement of Environmental Effects should say so and argue the objective. Both councils use compliance tables in their assessment reports, and a DA that supplies one, with the civil, traffic and BASIX inputs, moves faster. Swept paths for the waste vehicle and the visitor space are a common request for information, and Swept Paths prepares those for our projects.
Flooding and heritage: the two site killers
The creek network across both councils is extensive: Toongabbie Creek through Toongabbie, Wentworthville and Northmead; Finlaysons Creek and Duck Creek through Merrylands and Granville; Duck River through Auburn and Regents Park; Prospect Creek along the Cumberland boundary; and the Parramatta River itself. A lot in the flood planning area needs a flood assessment, may need raised floor levels that change the driveway and accessibility, and loses the Stage 2 State standards and any complying development option. Heritage conservation areas in Harris Park, Parramatta, Granville, Lidcombe and parts of Auburn have the same effect on the Stage 2 standards and add a heritage impact statement to the DA. Both constraints appear on the s10.7(2) certificate, and a development due diligence report before purchase is the cheapest way to find them.
Where townhouse DAs go wrong in Parramatta and Cumberland
- Buying an R2 lot assuming it is within a catchment because it is near a station, then finding a heritage conservation area or a creek in the way.
- Designing to the former Holroyd or Auburn controls rather than Cumberland LEP 2021 and DCP 2021.
- Overfilling the site so that deep soil and private open space fall short, then trying to argue both at once.
- Lodging without the stormwater design and swept paths, which guarantees a request for information from either council.
- Ignoring the Housing SEPP parking rates near stations, which can reduce the required spaces and free up landscaped area.
Frequently asked questions
Can I build townhouses on an R2 lot in Merrylands or Wentworthville?
Only if the lot is within 800 metres walking distance of a nominated station or centre under the Stage 2 low and mid-rise housing changes, and not in a heritage conservation area or flood affected. Many Merrylands and Wentworthville lots are inside a catchment. Outside it, R2 land is limited to a dual occupancy.
What is the difference between Parramatta LEP 2023 and Cumberland LEP 2021?
They are the consolidated instruments for two different councils. Parramatta LEP 2023 applies in the City of Parramatta; Cumberland LEP 2021 applies in Cumberland City. Each replaced several older LEPs, and the boundary runs through Toongabbie, Wentworthville and Granville, so check which council your lot is in.
How much parking do townhouses need in Parramatta?
Parramatta DCP 2023 sets resident and visitor rates by bedroom count, but where the site is within the Housing SEPP’s accessible area near a station the SEPP’s lower rates can apply instead. Check both before designing the driveway.
Do I need to amalgamate lots for townhouses in Cumberland?
Often, yes. Cumberland DCP 2021 sets a minimum site width and area for multi dwelling housing, and the standard lots in Guildford, Granville and Merrylands are frequently too narrow for a compliant driveway and deep soil on their own.
URBA prepares Statements of Environmental Effects, pathway advice and due diligence reports for townhouse projects across the City of Parramatta and Cumberland, including the station catchments. See our Parramatta town planning and Cumberland town planning pages, or request a fee proposal for your site.