Background

Council, at its meeting on 29 April 2025 resolved to exhibit the draft Homebush TOD Section 7.12 Local Infrastructure Contributions Plan 2025 (the draft plan) for the land within the Homebush TOD Precinct.

The draft Plan proposes the following levies:

  • a NIL levy for all development with a cost up to and including $100,000
  • a 0.5% levy for all development with a cost between $100,001 and $250,000
  • a 4% levy on development with a cost to build of more than $250,000

to provide for parks, local road and infrastructure improvements, public domain and town centre improvements, community centres and other services needed to align with population growth across the Homebush TOD Precinct and Strathfield Local Government Area.


Why have we prepared the draft Plan?

The Homebush Transport Oriented Development (TOD) area was identified as an accelerated precinct under the Transport Oriented Development program, in 2023. The aim of the program was to create more well-located homes in close proximity to metro stations, key transport interchanges jobs and services.

The TOD program stemmed from the National Housing Accord announced by the Australian Government in October 2022 as part of the Federal Budget to address the supply and affordability of housing. The Accord includes an initial aspirational target to build 1.2 million new well-located homes by June 2029.

The Homebush Precinct is one of 8 priority high growth areas near transport hubs in Greater Sydney whose rezoning was accelerated.

In addition to Strathfield’s broader residential population growing, the additional population growth proposed by the Homebush TOD rezoning is significant. It is important that Council has a financially sustainable plan to deliver new and upgraded infrastructure as well as ensuring that infrastructure service levels for existing residents are not negatively impacted by new development brought about by the rezoning.

The ability for Council to levy a local infrastructure contribution on development assists in funding infrastructure to support a healthy and balanced community.

Currently Council operates both a section 7.12 and a section 7.11 plan. These are quite complex documents and do not create sufficient flexibility for Council to be able to efficiently collect infrastructure contributions and allocate funds to required projects. A draft Section 7.12 Local Infrastructure Contributions Plan 2024 for all of Strathfield Municipal Council Local Government Area, excluding the Homebush TOD, was exhibited in late 2024. The LGA-wide plan proposed a maximum increased levy of 3% for al development over $250,000.

The draft Homebush TOD Section 7.12 Local Infrastructure Contributions Plan will complement the LGA-wide plan adopting an increased levy section 7.12 contribution plan for the Homebush TOD Precinct consistent approach to infrastructure contributions will be created for Strathfield LGA.


Population growth projections

By 2051, the population of the Strathfield LGA (excluding Homebush TOD Precinct) is expected to be 69,975 residents (an increase of 78% compared to the existing 2024 population). The Homebush TOD Precinct is forecast to increase the residential population from 10,200 to 29,574, an increase of 19,375. The Homebush TOD Precinct also forecasts an increase in the number of workers from 5,280 to 7,080, an increase of 1,800.


Works schedule and costings

In response to the increased demand associated with the increased resident and worker population Council, in consultation with the NSW Department of Panning, Housing and Infrastructure has developed a schedule of works (new parks, community facilities and public domain improvements etc) to meet the needs of the growing population and highly urbanised development area.

The works in this schedule are valued at $203 million.

We will also continue to monitor and review our infrastructure works schedule in a proactive manner. As new projects are identified or projects are completed, we will review the works schedule accordingly.

The works schedule (Appendix B of the draft plan) identifies the infrastructure required to meet the needs of the forecast development and population and an estimate of the timeframe within which each infrastructure works item will be delivered.

Council will spend the contributions received from development under this Plan on works identified in Appendix B. More information is available in Appendix A of the draft Plan.


How will the draft Plan affect me?

The draft Homebush TOD Section 7.12 Local Infrastructure Contributions Plan will only apply where development is being undertaken within the Homebush TOD Precinct.

Section 1.4 of the Plan identifies the land to which the plan applies.

Illustration of area of Homebush the plan relates to

Section 1.7 of the Plan identifies development which is exempt from the Plan. All other development will be required to pay the levy, which is based on the cost of works.

Section 1.8 of the Plan identifies the proposed levy rates as follows:

Development type and proposed development cost

Levy

All development with a proposed cost up to and including $100,000

Nil

All development with a proposed cost between $100,001 to $250,000

0.5%

All development with a proposed cost on more than $250,000

4%


Have Your Say

You are invited to provide feedback on the Draft Homebush TOD Section 7.12 Local Infrastructure Contributions Plan 2025:

  • Email: council@strathfield.nsw.gov.au
  • Post: Strathfield Council, PO Box 120, Strathfield NSW 2135. Please mark your submission: Draft Homebush TOD Section 7.12 Infrastructure Contributions Plan.
  • Feedback form: Complete and submit the form below.

You can also view a copy of the amendments at Council’s Customer Service Centre, 65 Homebush Road Strathfield.

The amendments are on exhibition until 12 September 2025.

What happens next?

As the draft Homebush TOD Local Infrastructure Contributions Plan is seeking a higher rate contribution levy (4%) it is necessary to continue consultation and seek endorsement from the Department of Planning, Housing and Infrastructure.

Ultimately approval for the plan will be obtained from the Minister of Planning and Public Spaces. Following the close of the exhibition of the draft plan Council will:

  • Prepare a justification report for the section 7.12 Local Infrastructure Contribution Plan, including summary of submissions
  • Make a formal request to the Minister for Planning & Public Spaces, including lodgement with the Department of Planning, Housing and Infrastructure for consideration of the draft 4% levy
  • Following advice and approval from the Minister a further report will be presented to Council seeking resolution to adopt the plan.