LOCAL LIFE
NSW Government accused of undermining
its own Bella Vista planning controls
A controversial proposal for two 40-storey towers in Bella Vista is being fast-tracked by the NSW Government’ s Housing Delivery Authority( HDA), sparking criticism that the Government is abandoning its own planning rules just one year after setting them.
The site at 9 – 11 Mawson Avenue was rezoned under the Government’ s Transport-Oriented Development( TOD) program in November 2024. That rezoning allowed for buildings of eight, 18 and 22 storeys, delivering around 430 new homes a major uplift in line with the Government’ s aim to boost housing supply around Metro stations.
But the HDA has now permitted a private developer to lodge a new State Significant Development proposal that doubles the existing height controls, allowing for two 40-storey towers and more than 900 dwellings, effectively rewriting planning controls that were only recently put in place.
Mayor Byrne:“ Planning Controls May as Well Be Shredded”
The Hills Shire Mayor, Dr Michelle Byrne, has slammed the move, warning it undermines the credibility of the entire TOD program.
“ If the NSW Government trashes its own freshly minted planning controls, then the public of NSW cannot take a word they say seriously,” Mayor Byrne said.
“ How can you spend all that time and money completing detailed planning studies and urban design testing, only to throw everything out the window as soon as a developer comes along with an overcooked proposal?”
Mayor Byrne said the proposal is inappropriate for the site, adding that residents are frustrated by intensified development that isn’ t supported with the essential infrastructure needed to accommodate population growth. Infrastructure Gap Widens The Bella Vista – Kellyville TOD rezoning is expected to bring more than 23,200 new residents, yet Mayor Byrne says there has been no commitment from the NSW Government for:
• a new primary school
• a new high school
• additional sports fields
• expanded community facilities The issue follows last week’ s decision to scrap the newly adopted Place Strategy for the Cherrybrook Precinct, allowing triple the originally proposed number of dwellings— another move Mayor Byrne says shows a pattern of bypassing councils and communities.
“ The Government is bulldozing councils and the communities they represent with these planning reforms.”
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Mayor Byrne welcomed comments from Parramatta Lord Mayor Clr Martin Zaiter, who has called for councils meeting their housing targets to be exempt from the HDA’ s intervention.
“ When it comes to helping the state and federal government meet their Housing Accord targets, no one is doing more than The Hills Shire, with 4,213 dwellings approved during the accord period,” Mayor Byrne said.
“ I’ m glad the City of Parramatta has also voiced serious concerns with the Housing Delivery Authority.”
She warned that under the HDA model, developers are being handed unprecedented influence:
“ Under the HDA, the NSW Government
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is letting developers dictate how this state should be built and completely disregarding every planning rule there is.
The Government stands to gain windfall profits on land it holds, while delivering windfall profits to private developers. It’ s a clear conflict of interest.”
Mayor Byrne said communities are being“ gambled with” and urged the Government to stop sidelining councils.“ If the Government isn’ t going to require developers to comply with plans, then is anything off limits?
I call on the Government to work with us, not despite us. I also call on the NSW Opposition to hold this Government to account— at the moment, councils are being completely blindsided.”
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THE HILLS INDEPENDENT theindependentmagazine. com. au MERRY CHRISTMAS & HAPPY HOLIDAYS! ISSUE 126 // DECEMBER 2025 5