A Council-initiated planning proposal and draft amendments to The Hills Development Control Plan (DCP) 2012 and Showground Precinct Public Domain Plan with respect to land within the Norwest Service Precinct (also referred to as the Showground Station Precinct) are currently on public exhibition.
The planning proposal relates to the high-density residential area surrounding Hills Showground Station, as well as some employment land along Hudson Avenue, 1 Packard Avenue and 2A Victoria Avenue.
The planning proposal seeks to facilitate more orderly development and improved built form outcomes on land within the Norwest Service Precinct, which was rezoned by the Department of Planning, Housing and Infrastructure in December 2017 (through the Planned Precinct Program).
The proposed amendments will ensure greater consistency in the applicable planning controls, simplify the development assessment process and promote improved urban design and built form outcomes within the Precinct by:
1. Amending LEP 2019 to correct a mismatch between maximum Floor Space Ratio (FSR) and Building Height Controls as shown below:
Incentive FSR |
Existing Height Limit |
Proposed Height |
2.3:1 (T4 Area - Residential) |
21m (6 storeys) |
26.3m (7 storeys) |
2.7:1 (U2 Area - Residential) |
27m (8 storeys) |
32.5m (9 storeys) |
3.1:1 (V2 Area – Residential) |
40m (12 storeys) |
41.8m (12 storeys) |
2.3:1 (T4 Area - Employment land) |
27m (6 storeys) |
42m (10 storeys) |
The proposed increase in LEP heights will not change the permissible yield on this land as already established by the existing floor space ratio controls. Rather, it would simply ensure better alignment of the density and built form standards under Council's LEP and encourage developments to achieve more desirable built form and urban design outcomes compared to what the current controls are delivering.
2. Amending Part D Section 19 – Showground Precinct of The Hills DCP 2012 in accordance with Council's Norwest Precinct Plan to:
- Reflect these revised building heights;
- Remove rear laneway requirements for medium density development, noting that the delivery of these laneways is no longer orderly or feasible due to the fragmented nature of land ownership;
- Delete two proposed road links south of Showground Road due to the inability of these roads to be delivered as a result of land fragmentation and strata titling constraints. A pedestrian through-site link is proposed in place of the intended road link between Showground Road and Chapman Avenue to improve pedestrian permeability for this area.
3. Amending Part D Section 19 – Showground Precinct of The Hills DCP 2012 to respond to the finalisation of Stage 2 of the Government's Low and Mid-Rise Housing Reforms.
The reforms permitted 4-storey residential flat buildings on R3 Medium Density Residential zoned land between Showground Road and Kathleen Avenue (north of Showground Road). The proposed changes to the DCP are necessary to extend the application of existing development controls for residential flat buildings to this area.
4. Amending the Showground Precinct Public Domain Plan to reflect the draft amendments proposed to the LEP 2019 and The Hills DCP 2012.
A Gateway Determination for the planning proposal was issued on 1 August 2025. Delegation has been issued to Council as the Plan Making Authority under the Gateway Determination.
The planning proposal and supporting material are now on public exhibition and available for inspection on Hills Have Your Say.
Public Exhibition Period: Friday 15 August 2025 to Friday 12 September 2025
Submission Deadline: Friday 12 September 2025
