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Consider this substantial North Parramatta block for a well-connected urban development. Approximately 11,284 m² across seven parcels and four street frontages offer flexibility to explore separate access, servicing and building layouts. Major fibre cables are documented along Barney and Castle streets, with several carriers and high- and low-voltage electricity infrastructure nearby. The fall from By Street towards Barney adds scope to investigate stepped layouts. Together, these features support a strong case for further feasibility work on a 17,000 m² floor-space scenario, subject to land assembly, planning, survey and confirmation of utility connections and capacity.
Potential floor-space scenario: 17,000 m², subject to validation. This is not an operator requirement or an approved development yield. Power capacity and route diversity remain unconfirmed.
| Requirement | Site position |
|---|---|
Floor spaceSufficient usable area for the intended operator's equipment, plant and support spaces; no fixed floor-space requirement established. | Potential yield · unverified17,000 m² total floor space is a potential development scenario on the approx. 11,284 m² study block across seven parcels. Ownership, permissible floor area and building fit remain unverified. |
Building envelopeAccommodate floor space and plant within a 12 m height scenario. | Needs validationBy Street is higher than Barney; indicative average rise ~3.8 m. Survey and planning test-fit required. |
PowerCapacity matched to fitted-out IT load. Illustration: 1 MW IT ≈ 1.4 MW total site load.* | Promising · site supply unconfirmedThree local substations on two recorded feeders. Northmead · ≈1.7 km NW North Parramatta · ≈1.2 km SE |
Fibre corridorA major fibre corridor adjoining the site. | Confirmed match · corridor presenceTelstra 360F / 120F / 60F / 48F cables documented along Barney–Castle. [PDF p.73] |
Fibre serviceOrderable enterprise fibre / dark fibre, with bandwidth matched to tenants. | Promising · service unconfirmedMultiple carriers nearby; spare strands, splice access, deliverable speed and commercial terms need confirmation. [PDF p.73; p.48; pp.36–42] |
Route diversityTwo separated entries with independently routed upstream connections. | Needs route validationA near Church/Barney and B on Castle remain concepts; upstream separation is unproven. [PDF p.73]Mismatch: Verizon's leased Telstra conduit is not an independent civil path. [PDF p.87] |
Cooling & backupMaintainable cooling, UPS, standby generation and space for heat rejection. | Needs validationPlant footprint, noise, fuel storage and electrical resilience require design. |
Access & operationsSecure 24/7 access, equipment deliveries and refuelling. | Promising · access unconfirmedFour frontages provide options; approved access and operating arrangements remain to be established. |
Approvals & site riskPermissible use, workable height / floor area, acceptable noise, drainage and ground conditions. | Needs validationPlanning, flood, geotechnical and acoustic checks are outstanding. |
17,000 m² is a development scenario—not verified permissible floor area or IT-hall area. *Power illustration assumes PUE 1.4; it is not a power budget for the full 17,000 m². Floor area alone does not establish electrical demand. PUE reference. Route evidence: BYDA enquiry 54292820; full citations under “Sources & limitations”.
| Zone / local feeder association | Firm capacity / 2026 demand | Firm capacity used |
|---|---|---|
| Northmead · ≈1.7 km NWPS55580 → NM1243 → Northmead (historically documented) | 35 MVA / 21.16 MVA | 2025 actual: 60.8% 2026 forecast: 60.5% |
| North Parramatta · ≈1.2 km SEPS7885 + PS17726 → shared 35403 → North Parramatta (inferred) | 55 MVA / 28.87 MVA | 2025 actual: 57.2% 2026 forecast: 52.5% |
Theoretical availability = firm N−1 capacity minus 2026 forecast summer peak; illustrative MW assumes 0.95 power factor. Firm capacity allows for one transformer unavailable (installed totals: Northmead 70 MVA; North Parramatta 110 MVA). Current feeder origins and switching require confirmation. Distances are straight-line from the site centre, not cable lengths. Percentages are not live utilisation. Planning update: December 2025; reviewed 22 September 2026.
Endeavour planning data · Asset register · 2017 feeder origin, PDF p.200 · Historical PNUR supply records, PDF p.30
Reported Australian purchases. All rates are A$ per m² of land—not building floor space. Historical examples, not current offers or a valuation of this site.
| Purchaser / location | Reported price A$ / m² land | Typical industrial rate At the time · A$ / m² | Implied premium |
|---|---|---|---|
| NEXTDC · Eastern Creek, NSW2024 transaction | ~$1,368/m² | ~$1,250/m² | ~9% above |
| CDC · Marsden Park, NSW2024 transaction | ~$1,434/m² | ~$1,250/m² | ~15% above |
| Microsoft · Tullamarine, VICOctober 2021 transaction | ~$917/m² | ~$450/m² | ~2.0× the rateAbout 104% above |
Two-sale Sydney average: $1,401/m² (about $1,400/m²). Simple, unweighted mean of the two reported Sydney rates—not a Sydney-wide market average.
Implication for this site: These examples show that selected sites can attract premiums; they do not establish a price or a 2× premium for North Parramatta. Large-campus transactions differ from this urban block. Power allocation, connection costs, planning, land assembly and comparable local sales need assessment before adopting a value. The 17,000 m² floor-space scenario is not the land area used for these rates.
Rates and transaction dates: Sarah Petty, AFR / Commercial Real Estate, 7 August 2025 (Microsoft and Sydney sales paragraphs). Premiums and mean calculated from the reported rounded rates. Reporting, not independently checked sale contracts; no adjustment for time, location, servicing, title or transaction terms. Research checked 22 September 2026.
Campus-scale context: NEXTDC S7 acquisition announcement, 17 October 2024; CDC Marsden Park announcement, 25 October 2024.
Infrastructure is interpreted from BYDA Responses – Enquiry 54292820.pdf, issued 22 September 2026. References below use the PDF's overall 1–88 page sequence, not individual carrier sheet numbers. Diagram callouts are used because map drawings do not have stable text-line numbers. This HTML contains interpreted geometry, not the source PDF.
| Layer | Precise source / visible evidence | Interpretation and limit |
|---|---|---|
| Telstra | PDF p.73, “Mains Cable Plan”, callouts along Barney and Castle: “F PARR 4803:IL-AO/1-360 360F/- SMOF”; “3008:AC-FO/1-120 120F/- SMOF”; “3003:AC-AD/1-60 60F/- SMOF”; “3001:AC-AD/1-48 48F/- SMOF”. Local plan p.72; symbols/abbreviations p.77. | Major fibre corridor on Barney and Castle; additional Church corridor with 48F / 60F and local branches. Sizes are strand counts, not lit bandwidth or available fibres. Routes are generalised. P32/P100/A100 describe conduit/subduct, not data rate. |
| Optus | PDF p.48, route diagram at Church / Barney / O'Connell. | Recorded Church north–south corridor; branch west at Barney, then south on O'Connell. Cable count, capacity and civil ownership are not established. No continuous Castle or By route inferred. |
| Nextgen / Vocus | PDF pp.36–38, “3rd Party Duct Plan”; pp.39–41, cable plan; Vocus contact p.42. | North Church → west Barney → south O'Connell. Third-party duct is identified, but its owner and independence from other carriers are not established. No confirmed site spur. |
| Verizon | PDF p.87, “Parramatta South”, sheet 1 of 8: repeated “TELSTRA LEASED CONDUIT” labels; green Telstra duct in legend. | North Church → west Barney → south O'Connell is shown as a Telstra-conduit dependency. A different carrier name does not provide a separate physical route. |
| NBN | PDF pp.30–31, asset-presence response; pp.25–27 cover/legend/safety material. | Presence only. The supplied material does not yield a readable street-level alignment, cable size, speed or entry location; none is invented here. |
| Endeavour Energy | PDF p.9 tile 1: PS55580, Barney/Church. P.10 tile 2: PS7885 and red HV / blue LV Church and By routes. P.11 tile 3: PS17726 south of By. P.12: incomplete underground-information notice. | HV and LV corridors plus nearby substations support further feasibility enquiries. Voltage, transformer MVA, spare MW, fault level and independent feeders are unknown. These are not shown as zone substations. |
Church (west): strongest multi-carrier context, with Telstra/Optus and western-corridor Nextgen/Verizon approaches. HV is on the west side; LV is also shown on the site side. Barney (north): Telstra major fibre continues east toward Castle; the Nextgen/Verizon/Optus western branch turns toward O'Connell. Castle (east): Telstra major fibre runs south toward Dunlop. By (south, higher): HV/LV occur near Church and PS17726; a continuous major east–west fibre route is not demonstrated. Minor/local assets are not exhaustively digitised.
BYDA PDF p.73, Mains Cable Plan: the “F PARR 4803:IL-AO/1-360 360F” callout at Church/Ferris identifies the large cable on the northern Church arm beyond the Church/Barney corner. South of that junction, Church has “3003:AC-AD/1-60”, “3007:AY-FO/1-60” and “3001:AC-AD/1-48” callouts. Castle's major corridor continues south past Dunlop to the sheet edge. These are corridor/identifier readings, not a verified splice diagram. No exchange endpoint, route into the CBD, available capacity or complete ring is proven. “PARR” in a cable identifier is not proof of its destination.
Distance basis: approximately 660 m straight line from By/Church road-centre intersection (151.002816, −33.798099) to Church/Pennant Hills Road (151.005786, −33.803491). This named northern gateway is a reproducible reference near the City Centre's northern edge, not an exact closest-boundary measurement. Church/Victoria Road (151.005397, −33.808682) is approximately 1.20 km from the same start. Calculated from NSW Spatial Services road-centreline coordinates, retrieved 22 September 2026; not street distance, surveyed connection distance, latency or cable length. The Council precinct context map, PDF p.7, Figure 2 (printed p.4) places the northern City Centre approach around Church/Pennant Hills Road. Council's Church Street North DCP page explains the north-of-river city-centre precinct. Gold arrow = bearing towards that gateway only; it is intentionally offset from all cable paths. Blue arrows mark the direction a recorded corridor continues, not data flow or confirmed connectivity between cables.
Dashed A (near Church/Barney, connecting to the Barney mains corridor) and B (Castle) paths are plausible new-build concepts only. Both now meet the major Telstra Barney–Castle corridor; they are not proof of independent upstream routes. Check the complete upstream paths, shared pits/ducts, exchanges, bridges, splice points, entrances and meet-me rooms with carriers. A pair of carrier contracts alone does not prove physical diversity. No existing fibre or power connection into 11B Barney Street is established by this model.
Roads and parcel shapes use NSW Spatial Services Land Parcel / Property service (road centrelines, layer 1; lots, layer 8), retrieved 22 September 2026. The study block comprises seven selected parcels, approximately 11,284 m² by this local projection; ownership, consolidation and survey dimensions are unverified.
Terrain is interpolated from NSW elevation contours, using the 2 m contour subset. Those features carry a 1 m vertical-accuracy attribute and a 1975 reliability date. Interpolation is not a current survey, and fine terrain details, retaining walls and building pads are absent. By being higher than Barney is also confirmed by the user. The displayed rise is an average of the two road-corner levels, not a surveyed frontage difference. Dragging the rise slider creates a hypothetical terrain scenario.
The translucent envelope is exactly 12 model metres above the terrain at each position, not a level roof or a 12 m allowance above the highest street. Earthworks, planning definitions, setbacks, heritage, flood risk, floorplates and approval pathways have not been assessed. Vertical exaggeration scales ground relief and the envelope together.
For labelled Telstra cables, tube cross-sectional area is proportional to strand count: 360F is 3× the area of 120F and 6× that of 60F. This is a data symbol, not the cable's real diameter. Unknown fibre sizes use a uniform narrow symbol. HV uses a heavier orange symbol than LV as a class distinction only. Neither fibre speed nor deliverable MW can responsibly be inferred from these plans.
Not for excavation, design set-out or investment reliance. Telstra p.73 identifies Quality Level D indicative information. Obtain current BYDA plans, survey levels, surveyed utility locations, carrier feasibility and a formal Endeavour load/connection study before design. Establish available strands/wavelengths, commercially deliverable bandwidth and independently routed power/fibre in writing.
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