Circa Commercial Precinct, Norbrik Dr & Elizabeth Dr, Bella Vista

Submissions closed on 12 May 2021, 04:30 PM

Planning Proposal - Circa Commercial Precinct.jpg

Council has resolved to publicly exhibit a planning proposal, draft Development Control Plan (DCP) amendments and a draft Voluntary Planning Agreement (VPA) with respect to the Circa Commercial Precinct, on Norbrik Drive and Elizabeth Macarthur Drive, Bella Vista. 

The planning proposal seeks to enable commercial development and increased employment opportunities on the subject land in buildings up to 15 storeys in height. This is proposed to be achieved via the following amendments to The Hills Local Environmental Plan 2019:

  • Increase the maximum floor space ratio from part 1:1 and part 1.49:1 to part 1.2:1, part 2:1 and part 3:1;
  • Increase the maximum building height from part RL108 and part RL116 to part RL103, part RL116 and part RL140;
  • Rezone a portion of the land from B7 Business Park to RE1 Public Recreation (land proposed to be dedicated to Council under the draft Voluntary Planning Agreement); and
  • Include a new clause related to the provision of state infrastructure.

The draft Development Control Plan amendments seek to provide supporting controls relating to future desired character of the precinct, setbacks, car parking, open space, and through site links. The controls also redefine the view corridors to be protected to and from Bella Vista Farm Park, the Pearce Family Cemetery and the Circa Precinct.

The draft Voluntary Planning Agreement applies to the land controlled by the Proponent, Mulpha Norwest Pty Ltd. It would require the developer to dedicate 5,600m2 of land for open space, pay monetary contributions for the embellishment of that open space and pay further monetary contributions calculated as a 2% contribution levy on future development in the precinct, to fund new and upgraded local infrastructure.

The draft VPA would exempt the Proponent from any further contribution requirements under Section 7.11 and Section 7.12 of the Environmental Planning and Assessment Act, in recognition of the contributions that would be secured through the VPA. 

Please note that a draft Section 7.12 Contributions Plan has been prepared for the broader Norwest Innovation Precinct (within which the Circa Commercial Precinct is located). This draft Section 7.12 Contributions Plan is also on public exhibition currently and if finalised, would levy contributions from other land within the Circa Commercial Precinct not subject to the draft VPA, for the provision of new and upgraded local infrastructure.

Delegation for making of the Local Environmental Plan has been issued to Council under the Gateway Determination.

Submissions have now closed.


Circa Commercial Precinct, Norbrik Drive & Elizabeth Macarthur Drive, Bella Vista 2153  View Map

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