A new State Significant Development application has been lodged over land at 33–43 Marion Street, Parramatta, proposing a high-rise mixed-use tower that leverages planning incentives to deliver a substantial pipeline of new housing, including a dedicated affordable component.

The scheme, currently on exhibition, combines a shop-top housing development with a concurrent rezoning, positioning the site for a significant uplift in density within Parramatta’s evolving southern CBD fringe.

The proposal, designed by <a href="https://www.apartments.com.au/architects/fuse-architecture-0">Fuse Architects</a> for CN Marion, would replace the existing buildings with a 37-storey mixed-use tower, delivering 296 apartments above a retail podium with six basement levels on the 2,376 sqm site.

The residential mix comprises 58 one-bedroom, 207 two-bedroom, and 31 three-bedroom apartments, with communal facilities located on the second level and the rooftop. Ground-level activation is driven by retail and food and beverage tenancies, alongside a publicly accessible through-site link designed to improve pedestrian permeability.

The project includes 194 car spaces, five motorcycle spaces, and 348 bicycle spaces, reflecting a transit-oriented approach in a location directly adjacent to the rail corridor and within walking distance of Harris Park Station.

<img alt="First Look: Plans lodged for 37-storey mixed-use tower with affordable housing at 33–43 Marion Street, Parramatta" data-entity-type="file" data-entity-uuid="3db873ea-62f0-437b-8a6a-eeda154d2dee" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Marion%20building.png?VersionId=YwzBv8OVHwyRnMLGX4slU7QyhTyMZeOX" />

The design adopts a podium-and-tower composition, with a three-storey street wall addressing Marion Street and a reduced two-storey interface responding to adjoining heritage cottages. The design report notes that “the 3-storey podium establishes the PDCP-consistent street wall, while the 2-storey wing deliberately steps down to respectfully transition to the adjoining heritage cottages.”

A key component of the proposal is the integration of affordable housing under the NSW Government’s in-fill affordable housing pathway, with units to be retained for a minimum of 15 years. This is paired with a broader public domain strategy that emphasises permeability, deep soil planting, and a landscaped through-site link.

“The strategy prioritises a permeable, well-activated public realm and supports a compact tower form to minimise the building’s footprint while enhancing the quality of the ground-level experience,” the design report states.

The proposal includes a central landscaped courtyard, rooftop communal areas, and planting strategies aligned with local environmental conditions and cultural narratives.

<img alt="First Look: Plans lodged for 37-storey mixed-use tower with affordable housing at 33–43 Marion Street, Parramatta" data-entity-type="file" data-entity-uuid="f0e6c165-9967-4d20-9216-e5b8357c85ba" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Marion%20site.png?VersionId=SRod222LwgDmGZJmJY0wTbK39UrWZLSD" />

The site occupies a prominent corner of Marion and Station streets, roughly 100 metres from Harris Park Station, within a precinct earmarked for significant intensification. While the immediate context is characterised by low- to mid-rise buildings and heritage dwellings, planning controls and recent proposals point to a transition toward high-density development.

Parramatta’s broader transformation into Sydney’s second CBD underpins the proposal, with major transport infrastructure, commercial investment, and residential development reshaping the skyline. The Marion Street precinct sits within this growth corridor, benefiting from proximity to Parramatta Square, the river foreshore, and expanding light rail and metro connections.

The project would contribute nearly 300 new dwellings to Parramatta’s housing supply, including a dedicated affordable component, reinforcing the area’s role in accommodating Sydney’s future population growth.

Joel Robinson

First Look: Plans lodged for 37-storey mixed-use tower in Parramatta

A substantial uplift in height and density is being tested in Lane Cove, with a 225-apartment scheme at 300 Burns Bay Road now on public exhibition as a State Significant Development alongside a concurrent rezoning.

The proposal by <a href="https://www.apartments.com.au/developers/level-33">Level 33</a> would see the demolition of an existing commercial building and associated structures, replaced by a residential development ranging from seven to 15 storeys.&nbsp;

The scheme delivers 225 apartments, including 34 designated as affordable housing, positioning it within the NSW Government’s accelerated Housing Delivery Authority pathway.

The development is arranged as three interconnected residential flat buildings, a response to the site’s long, narrow configuration and sloping topography.&nbsp;

<img alt="First look: 225-apartment Lane Cove tower proposal enters exhibition under State Significant pathway" data-entity-type="file" data-entity-uuid="c325d40c-ead5-45f4-9d77-5a446b23acc0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Lane%20Cove%20pers.png?VersionId=hsCJxT5hj.5kzA6AMInyan1x8mcHeRez" />

<a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a>, the project’s designer, describe a built form that is “divided into three sections, each connected by intermediate infill slots which are recessed to establish greater setbacks and further articulate the development.”

Across the scheme, apartments are supported by communal amenity at ground and rooftop levels, including landscaped open space and a rooftop pool. Basement and lower ground levels accommodate parking, storage, and building services, while a new public park is proposed along the eastern edge of the site, replacing part of the existing built form.

The architectural response has been shaped by the site’s pronounced fall towards the Lane Cove River, with building heights stepping down from west to east to reduce visual bulk and respond to adjoining bushland.&nbsp;

The design report notes that “the development has been carefully designed to integrate with the existing topography with the placement of massing and floor levels adjusted respecting the site’s inherent characteristics.”

<img alt="First look: 225-apartment Lane Cove tower proposal enters exhibition under State Significant pathway" data-entity-type="file" data-entity-uuid="31cc13a5-bc8b-4dc3-b9b1-07c6ec33a82b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Lane%20cove%20site.png?VersionId=NiyH3LimQwiHsE6Q7I5g4Grpr5fRdZaX" />

The project is being advanced through a concurrent rezoning process, seeking to increase the permissible height and floor space ratio beyond current Lane Cove LEP controls of 21 metres. Under the proposal, height would reach up to 54.5 metres, reflecting a shift toward higher-density outcomes in well-located urban areas.

Located on a 7,595 sqm site, the development sits within an established high-density residential pocket characterised by mid-rise apartment buildings set within a bushland setting. The site is within close proximity to Burns Bay Reserve, the Lane Cove River, and an extensive network of open space, reinforcing its strategic positioning for increased housing supply.

Level 33 is doing through the Housing Delivery Authority to try and get its Homebush project of <a href="https://www.apartments.com.au/news/nsw/level-33-adds-to-2-000-unit-pipeline-with-new-two-tower-homebush-plans">more than 300 apartments approved</a>.

The developer has over 2,000 apartments in the pipeline, predominantly in Wollongong.

First look: Level 33 proposes 225-apartment Lane Cove tower

Following the completion of its debut Palm Beach apartment development EVA on Tenth, local Gold Coast developer Chippendale Group has launched its latest project in the in demand area.

Chippendale Group, led by fifth-generation Palm Beach local Daniel Chippendale, has kicked off sales at&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/new-apartments/elise-palm-beach-3-twenty-fifth-avenue-palm-beach-qld-4221&amp;source=gmail&amp;ust=1775884443343000&amp;usg=AOvVaw2GyxnGQKU2XXwTzQ8_VHgi" href="https://www.apartments.com.au/new-apartments/elise-palm-beach-3-twenty-fifth-avenue-palm-beach-qld-4221" target="_blank">ELISE</a>, 68 coastal-infused apartments just 40 metres from the sand on Twenty Fifth Avenue.

[smartcode_project:default project_id=150992 project_image_fid=366023]

Construction is already well underway, a signal of confidence to buyers, following the demolition of the two-storey walk-up and 1990s built house that sat on two sites that have been amalgamated to create a prime corner block.

There are a mix of two- and three-bedroom apartments on offer, starting from $1.4 million.

[smartcode_project:default project_id=150992 project_image_fid=366024]

Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, Elise responds to its coastal setting through a horizontal architectural form with recessed glazing and layered landscaping. The design aims to balance light, shade and sea breezes while creating a defined presence along the streetscape.&nbsp;

Residences have been planned with an emphasis on outdoor living suited to the Gold Coast climate, including large balconies designed as usable outdoor rooms. Interiors will feature a selection of European appliances and natural materials, including New Zealand wool carpets.&nbsp;

[smartcode_project:default project_id=150992 project_image_fid=366033]

Resident amenities are centred around a wellness-focused ground-level precinct. There will be private access to a heated swimming pool, sauna, cold plunge and gym, alongside a residents’ lounge with dining and entertaining space.&nbsp;

<a href="https://www.apartments.com.au/new-apartments/elise-palm-beach-3-twenty-fifth-avenue-palm-beach-qld-4221">ELISE</a> is located towards the northern end of Palm Beach, which puts it just a short walk to Tallebudgera and Currumbin Creeks. At the end of the street is the newly extended Oceanway, a 36-kilometre pathway that runs up and down the Gold Coast.

Chippendale is targeting a late 2027 completion date for <a href="https://www.apartments.com.au/new-apartments/elise-palm-beach-3-twenty-fifth-avenue-palm-beach-qld-4221">ELISE</a>.

[smartcode_project_cta:default project_id=150992]

Chippendale Group launches Elise, 40 metres from the Palm Beach sand

Sydney developer <a href="https://www.apartments.com.au/new-apartments/31-41-o-hara-street-marrickville-nsw-2204">Third.i</a>&nbsp;has announced a new transport-oriented development in one of Sydney Inner West’s most sought-after metropolitan locations, delivering much needed housing within steps of world-class public transport and vibrant village life.

Located at&nbsp;31-41 O’Hara St,&nbsp;Marrickville, the proposed mixed-use development will include around 300 apartments, with up to 17 per cent dedicated to affordable housing, reinforcing Third.i’s commitment to creating inclusive, well-connected communities that support a diverse mix of residents who keep Sydney’s neighbourhoods thriving.

Located just 100 metres from the new Metro station, the development places residents within minutes of the CBD while offering seamless access to the Inner West’s cafés, retail, and local services. Anchored within a thriving local centre, the project supports everyday living without reliance on cars, while also delivering new public open space for the local community, including a new park and landscaped green areas, alongside high-quality private resident amenities.

Florian Caillon, Head of Acquisitions for Third.i Group, said the project builds on the company’s ongoing work alongside the NSW Government to deliver housing and amenity alongside major transport infrastructure. Amenity includes an activated pedestrianise retail strip that connects Illawarra Road down to the pocket park, and health and wellness facilities.&nbsp;

“Delivering housing of this scale within an established village is a rare opportunity, and few companies have achieved residential outcomes of this size at a village centre," Caillon said.

"We are excited to set a new standard for urban living in the heart of Marrickville,” he said.&nbsp;

The inclusion of affordable housing has been welcomed by frontline workers.

“We are supportive of developments which will allow essential workers like nurses, midwives and carers, the opportunity to live in the communities they care for," said&nbsp;Michael Whaites, General Secretary of the NSW Nurses and Midwives’ Association..

“Many healthcare workers tell us they would like to live closer to where they work, but are being priced out of the market, forcing them to move further away.&nbsp;

“Dedicated apartments for essential workers will support recruitment and retention in local hospitals and aged care facilities, helping to strengthen our health system.”

The project has been declared State Significant Development (SSD) by the Housing Delivery Authority (HDA).

Third.i to deliver 300 apartments in Marrickville TOD precinct

A luxury half floor penthouse intended to be retained by Queensland developer <a href="https://www.apartments.com.au/developers/qm-properties">QM Properties</a> has hit the market as the final residence within <a href="https://www.apartments.com.au/buildings/160-macquarie-160-macquarie-street-st-lucia-qld-4067">160 Macquarie</a> apartment development, an exclusive enclave of just 33 premium apartments located on St Lucia’s riverfront.&nbsp;

The 14-storey building, <a href="https://www.apartments.com.au/developments/st-lucia-qld-4067">St Lucia</a>’s first riverfront development to be completed in over a decade, smashed the suburb record in 2024 with a 12th storey, half-floor residence selling for $6.29 million, nearly $1.5 million higher than the previous highest sale of $4.8 million in 2020. &nbsp;

[smartcode_project:default project_id=25721 project_image_fid=299769]

<a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a> Residential Director, Andrew Roubicek sold three apartments within the recently completed development in 2025 and 2026 realising increases in value averaging 65 per cent compared to the original prices of the apartments sold off-the-plan.

Andrew said these sales underscored the unparalleled desirability of 160 Macquarie, located on the riverfront in one of Brisbane’s most sought after suburbs, to the local downsizer market. &nbsp;

“Most of the residents in 160 Macquarie are like-minded western suburbs people, downsizing from large homes and attracted to the design, size and expansive aspects across the river and northeast views towards the Brisbane city skyline," Roubicek said.

“Residents of 160 Macquarie also enjoy exclusive access to a rooftop sanctuary that features a range &nbsp;of lounge and dining areas with uninterrupted panoramic views. The state-of-the-art private pool, nestled beside the Brisbane River, further enhances the luxurious lifestyle on offer."

[smartcode_project:default project_id=25721 project_image_fid=299764]

This demand for high quality, riverside residences has prompted QM Properties to release the final &nbsp;half floor penthouse, previously intended to be retained by the company, which has never been occupied. &nbsp;

The brand-new luxury 246 sqm sub-penthouse, designed by&nbsp;<a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>,&nbsp;has three bedrooms, 3.5 bathrooms, a master with walk-in robe including make-up bench and ensuite with freestanding bath, open plan living and dining, built in bar and wine display, three side-by-side carparks, and an entertainers balcony with uninterrupted, never to be built out views of both the Brisbane CBD &amp; Mount Cootha.&nbsp;

[smartcode_project_cta:default project_id=25721]

QM Properties have released the final half floor penthouse at 160 Macquarie, St Lucia’s first riverfront development in over a decade  

Final luxury penthouse released following 65% uplift in values at 160 Macquarie, St Lucia

Parramatta off the plan apartments

Parramatta's urban landscape is continuing to evolve as it reaffirms itself as Sydney's second CBD.

Privately-owned developer Coronation Property's mixed-use development 8 Phillip Street, is central to <a href="/new-apartments/parramatta-nsw">Parramatta's growing charm</a>.

The 55-level tower is set to&nbsp;redefine luxury living, art, and hospitality, bringing together a unique fusion of design elements to create a landmark destination.

In collaboration with the renowned global architects Woods Bagot, the tower's unique reverse-step podium design not only extends the ground floor public domain but also pays homage to the existing heritage buildings, with a particular focus on preserving the St Andrew's Church Hall.&nbsp;

[smartcode_project:default project_id=5849 project_image_fid=34791]

Aras Labutis, Head of Urban Transformations at Coronation Property, confirmed that the development exemplifies the progressive future of Parramatta by establishing an attractive new precinct for both residents and visitor whilst respecting the historical significance of the area.

"8 Phillip Street pays tribute to the century-old St Andrew’s Church and Church Hall with an adaptive re-use approach at the urban level, while the sculptural tower sits above an activated ground plane," Labutis said.&nbsp;

“With the tower responding to its surrounds, coupled with the layering of local heritage, amenity, hospitality and luxury residences, the project delivers an unrivalled vertical lifestyle destination to Western Sydney."

Crowning the building is an iridescent silhouette that will serve to illuminate the building and define 8 Phillip as a landmark destination on Parramatta’s night skyline.

[smartcode_project:default project_id=5849 project_image_fid=34786]

The towering silhouette of 8 Phillip Street will be graced with an iridescent crown, transforming the building into a luminous beacon that will define Parramatta's nighttime skyline, with the illuminated crown not only adding a striking visual element but also underscores the tower's status as a landmark destination within the city.

The tower comprises 314 residences that seamlessly blend indoor and outdoor spaces, with a mix of one, two and three-bedroom apartments and penthouses. The apartments will sit alongside Parramatta's first luxury QT Hotel, spanning from the ground floor to level 17 of the tower. QT Hotels are known for their distinct style, rooted in creative collaborations with local communities across various artistic mediums.&nbsp;

Residents benefit from a host of resort-inspired amenity, including a pool, outdoor terrace with landscaped relaxing areas, wellness facilities and two fine-dining restaurants on the ground floor.&nbsp;

Woods Bagot said 8 Phillip Street signals the future of Western Sydney, both as the starting point for a new precinct and a compelling destination for local residents and visitors alike.

alisonwarters@gmail.com

Where luxury, art and hospitality converge: Inside Coronation Property's 8 Phillip Street, Parramatta apartment development

Sydney developer JQZ has paid $110 million for the South Quarter site in the heart of Parramatta, the former project mooted by now collapsed developer Dyldam.

They've secured the former Auto Alley at 57-83 Church Street, which has plans in place for a mega development with over 750 apartments and around 40,000 sqm of retail and commercial space.

Five towers were part of the original application, one of which was set to home an international branded hotel. No word from JQZ if they'll be pushing on with the $876 million project exactly as Dyldam had intended. The plans had towers ranging from 10 levels to 42 levels.

They'll no doubt stick to Dyldam's application to weave community parks throughout the huge 1.4 hectare block which is just&nbsp;450 metres from the Parramatta Rail and Bus Interchange and 260 metres from Westfield Parramatta.

<img alt="JQZ Parramatta" data-entity-type="file" data-entity-uuid="408baf84-4e15-4dc6-8304-3aa831f76196" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202023-05-30%20at%209.07.22%20am.png?VersionId=dx77LnyautHnGdyynLdX57.IUDJGV2L9" /> 
CBRE, Colliers International, and Moxham Commercial, sold the site to JQZ recently.

They marketed the project as an "outstanding opportunity for an incoming developer to secure a large scale, approved, mixed use development site at the southern gateway into Parramatta CBD."

Allen Jack + Cottier designed the plans for Dyldam, noting in the submission that the concept design reinforces the “gateway” location and provides a distinct sense of arrival from the south to the Parramatta city centre through the scale, form, and architectural design of the development.

They said the residential component of the development, which is over 64 per cent of the total gross floor area, will support the economic viability of the retail uses and the viability of local businesses beyond the subject sites.

JQZ, who recently completed 88 Christie in St Leonards, are soon to launch stage two of Lidcombe's $560 million Vivacity project which will have nearly 600 apartments.

Their website says they've&nbsp;successfully completed 18 residential projects across Sydney.

They've secured the former Auto Alley at 57-83 Church Street, which has plans in place for a mega development with over 750 apartments and around 40,000 sqm of retail and commercial space

JQZ secure South Quarter, Church Street, Parramatta site for next apartment development

A carwash facility and a car mechanics in the heart of North Parramatta is set to make way for a new apartment development, committed to helping solve the current shortfall of affordable housing in the area.

The new project at 132 Victoria Road, on the border of North Parramatta and Parramatta, will bring 45 apartments to the small suburb of just 12,000 people, with over half part of the affordable housing initiative.

North Parramatta has a tight unit market. As of March 31, just 13 units were for sale in Parramatta, while over the 12 months to March 31, asking rents for units increased by 15.8 per cent.

<img alt="North Parramatta" data-entity-type="file" data-entity-uuid="cbc83d33-435c-4800-bf52-382450af81a9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202023-04-18%20at%208.57.58%20am.png?VersionId=P2gXM19ajaPqmawMhondEx6Yxs6uHNFy" />A render of the proposed plans at 132 Victoria Road. Image credit: JS Architects

A&nbsp;Social Impact Assessment by Urbanism Planning &amp; Development said it was these stats that&nbsp;suggests that there may be a lack of affordable rental housing in North Parramatta given that the suburb has a higher portion of loan person households than Parramatta LGA but a limited supply of affordable rental accomodation.

"The most significant indicator of continuing unaffordability is that despite a -4.6 per cent decrease in the median value of houses in North Parramatta over the past 12 months there has been a 15.8 per cent increase in the asking rents for units and a five per cent increase in asking rents for houses over the same period," the report noted.

"Although broader economic factors including inflation and rising interest rates are causing a correction in median house and unit prices locally, the rental market is experiencing strong rental demand and rental price growth. This continue to increase housing stress for renters in North Parramatta."

The 45 apartments, designed by JS Architects, are split into three one-bedroom units (seven per cent), 24 two-beds (53 per cent), and 18 three-bedders (40 per cent). 27 of the apartments will be reserved for affordable housing.

There will be three retail spaces on the ground floor, fronting both Victoria Road and Gaggin Street, as well as a communal rooftop terrace with playground and dining areas.

<img alt="132 Victoria Road North Parramatta" data-entity-type="file" data-entity-uuid="1238194c-d29c-4003-a412-8185651e8d99" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202023-04-18%20at%208.58.04%20am.png?VersionId=yWKgiDqSrxMseTYHGyStZqb_985xhqNa" />A render of the proposed plans at 132 Victoria Road. Image credit: JS Architects

Landscaping is a key feature in the project.

Landscape architect Naddi Designs said that as the Parramatta LGA&nbsp;undergoes significant transformations with Parramatta highlighting itself as the second city of Sydney, it is key that developments such as this contribute positively to the landscape character of the area.

"The vision for 132 Victoria Road seeks to deliver a range of landscape opportunities and enhance the development's synergy with its current and future context," Naddi Designs noted in their Landscape Proposal report.

"The planting selection has considered areas of the subject site including the street frontage, western ,eastern and northern landscapes, areas of shade and the rooftop terrace for best practice in design.

"The final landscape character of the site will further accentuate the unique architectural forms, unlock unique opportunities and experience for users, and create an attractive outcome the the areas and the street front."

<h3>Fast Facts</h3>

<ul>
	<li>Address: 132 Victoria Street, North Parramatta</li>
	<li>Site area: 2025 sqm</li>
	<li>Apartments: 45</li>
	<li>Three x one-bedroom apartments</li>
	<li>24 x two-bedroom apartments</li>
	<li>18 x three-bedroom apartments</li>
	<li>Three retail spaces with a combined 742 sqm</li>
	<li>Resident car spaces: 89</li>
</ul>

The new project at 132 Victoria Road, on the border of North Parramatta and Parramatta, will bring 45 apartments to the small suburb of just 12,000 people



Parramatta off the plan apartments

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